This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
4-bedroom, 3-bathroom house of 250 m², built in 1937, energy rating F. Located on beco Nogueiras, Santo António dos Olivais parish, Coimbra municipality, Coimbra district. This property features a leisure space on the first floor with the potential for conversion into a fully independent studio, ideal for additional rental income.
The valuation. The asking price of €237,500 sits significantly below the fair value of €731,317, presenting a discount of €493,817 (207.9%). Verdict: underpriced.
Fair value modelled at €731,317 from the area baseline, adjusted for condition and location. Asking €237,500 sits €493,817 (207.9%) below — the upside to fair value.
Asking €237,500 versus the beco Nogueiras area baseline of €713,250 (€2,853/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 68 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 64/100 (Housing Market 55 · Amenities 70 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
beco Nogueiras
Area baseline €713,250 + condition -€21,875 + location +€39,942 = modelled fair value of €731,317 (€2,925/m²), a €493,817 (207.9%) gap versus the €237,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco Nogueiras | Subject | €237,500 | €950 | — | 68 | 64 |
| Eiras e São Paulo de Frades · 924473 | Active | €135,000 | €1,646 | 73.3% | 65 | 59 |
| rua Augusto de Matos | Active | €700,000 | €1,818 | 91.4% | 65 | 61 |
| rua São Francisco Xavier, 2 | Active | €269,900 | €2,177 | 129.1% | 12 | 61 |
| praça da República | Active | €450,000 | €1,852 | 94.9% | 45 | 62 |
| Median comp | €359,950 | €1,835 | 93.2% | 55 | 61 |
Long-term rental The property represents a promising long-term rental investment, given its yield of 7.2% gross, significantly benefiting from the area’s proximity to Coimbra's university. Additionally, the condition rating of 69/100 and a neighbourhood score of 64/100 suggest adequate quality for attracting long-term tenants. Student housing This 4-bed house is well-suited for student housing due to its strategic location near a renowned university, which should ensure high demand from students. The attractive yield of 7.2% and the substantial gap to fair value reinforce its potential as a profitable investment for this specific market segment. Family rental With its spacious 250m² layout and suburban location, this property can cater to families seeking a larger living space away from the urban hustle. The decent condition score of 69/100 indicates that it would positively meet family requirements while benefiting from the 7.2% gross yield. Not ideal for luxury market This property does not align with the expectations typical of luxury buyers, which could limit its appeal in that market segment. Given its condition and neighbourhood ratings, it is positioned better for more budget-conscious tenants. Not ideal for short-term vacation rental The suburban setting and mid-range condition make this property less appropriate for the short-term vacation rental market, where unique and high-demand locations typically thrive. Investors should consider other avenues that better suit the property’s strengths.
Economic Vulnerability With an economic stability score of 65/100, the property may face challenges in sustaining consistent income and could be affected by economic downturns or shifts in market demand. Tenant Risk A tenant stability score of 65/100 indicates potential turnover and vacancy risks, which could impact long-term cash flow and overall profitability.
