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 house of 161 m², energy rating F. Located on rua Convento de Santo António, São Miguel, Santa Eufémia e Rabaçal parish, Penela municipality, Coimbra district. Noteworthy Features: This property includes a spacious exterior plot with several fruit trees and two independent vehicle entrances, offering both convenience and the opportunity for sustainable gardening.
The valuation. The asking price of €139,000 sits significantly above the fair value of €101,282, with an excess of €37,718 (27.1%). Verdict: overpriced.
Fair value modelled at €101,282 from the area baseline, adjusted for condition and location. Asking €139,000 sits €37,718 (27.1%) above — overpriced versus fair value.
Asking €139,000 versus the rua Convento de Santo António area baseline of €119,784 (€744/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 (Condition 45 · Materials 50 · Room dimensions 56). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 60/100 (Housing Market 60 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Convento de Santo António
Area baseline €119,784 + condition -€64,148 + location +€6,363 = modelled fair value of €101,282 (€629/m²), a €37,718 (27.1%) gap versus the €139,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Convento de Santo António | Subject | €139,000 | €863 | — | 45 | 60 |
| Assafarge e Antanhol · f882d3 | Active | €195,000 | €1,010 | 17.0% | 60 | 58 |
| Almalaguês · fad83b | Active | €170,000 | €1,789 | 107.3% | 60 | 56 |
| São Miguel, Santa Eufémia e Rabaçal · 65ed7f | Active | €120,000 | €857 | 0.7% | 15 | 54 |
| Cernache · 015d3e | Active | €125,000 | €1,250 | 44.8% | 12 | 58 |
| Median comp | €147,500 | €1,130 | 30.9% | 38 | 57 |
Long-term rental The 3-bed house in Santa Eufémia e Rabaçal is selling for €139,000, which is 27.1% higher than the fair value of €101,282, indicating it is overpriced. Given the gross yield of 5.2% and mixed property condition, this investment may not provide the expected long-term returns. Family rental While the suburban location offers a stable middle-class residential area, the property's listing price is significantly above its fair value of €101,282. This gap suggests that investing in this family rental may not be financially prudent given its current performance metrics and condition rating of 50/100. Buy-and-hold At a listing price of €139,000, this property is overpriced relative to its fair value of €101,282, which could hinder potential appreciation over time. The current gross yield of 5.2% combined with the condition rating of 50/100 raises concerns about the viability of a long-term buy-and-hold strategy in this market context.
Economic and Tenant Instability The property faces a potential risk due to a moderate economic stability score of 60/100 and a tenant stability score of 60/100, indicating potential challenges in attracting and retaining tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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