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.
3-bedroom, 1-bathroom country_house of 140 m², built in 1937, energy rating G. Located São Miguel, Santa Eufémia e Rabaçal parish, Penela municipality, Coimbra district. Noteworthy Features: This property includes two wells and agricultural sheds, allowing for potential farming or livestock activities on the extensive 8000 m² land area.
The valuation. The asking price of €120,000 significantly exceeds the fair value of €20,221, resulting in an overpriced situation by €99,779 (83.1%). The property's valuation calls into question its current market viability and potential for appreciation.
Fair value modelled at €20,221 from the area baseline, adjusted for condition and location. Asking €120,000 sits €99,779 (83.1%) above — overpriced versus fair value.
Asking €120,000 versus the São Miguel, Santa Eufémia e Rabaçal, Penela, Coimbra area baseline of €138,320 (€988/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 20/100 (Condition 15 · Materials 25 · Room dimensions 25). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
São Miguel, Santa Eufémia e Rabaçal, Penela, Coimbra
Area baseline €138,320 + condition -€120,313 + location +€2,213 = modelled fair value of €20,221 (€144/m²), a €99,779 (83.1%) gap versus the €120,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Miguel, Santa Eufémia e Rabaçal · 65ed7f | Subject | €120,000 | €857 | — | 15 | 54 |
| rua Convento de Santo António | Active | €139,000 | €863 | 0.7% | 45 | 60 |
| Almalaguês · fad83b | Active | €170,000 | €1,789 | 108.8% | 60 | 56 |
| rua Nossa Senhora do Amparo S / N | Active | €185,000 | €1,088 | 27.0% | 55 | 55 |
| rua Areal, 38 | Active | €129,900 | €1,510 | 76.2% | 60 | 58 |
| Median comp | €154,500 | €1,299 | 51.6% | 58 | 57 |
Long-term rental Given the property's gross yield of 5.8%, the returns may seem appealing; however, the substantial gap of 83.1% from its fair value indicates that it is overpriced, and profitability may be compromised. Investors should be cautious, as the poor condition rating of 20/100 suggests significant ongoing maintenance costs that could further erode income potential. Buy-and-hold While a buy-and-hold strategy might typically offer stability, the significant overpricing of this property at €120,000, compared to its fair value of €20,221, raises serious concerns about future appreciation. With a neighborhood score of 54/100 and only moderate urban characteristics, long-term value appreciation may not support the initial investment costs. Family rental The aim to convert this property into a family rental is hampered by the steep 83.1% overpricing relative to fair value, making it less attractive for families seeking reasonable housing options. Moreover, the neighbourhood's average amenities and tenant quality ratings suggest limited appeal to the family demographic, potentially resulting in longer vacancy periods and lower rental demand.
Economic and Tenant Instability Risk: With both economic and tenant stability scores at 55/100, there is a heightened risk of fluctuating rental income and potential vacancy issues, which may affect overall investment returns.
