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.
0-bedroom, 5-bathroom mix_use_building of 668 m², built in 1982, energy rating F. Located on rua Como o Carnaval, Buarcos e São Julião parish, Figueira da Foz municipality, Coimbra district. This property features a well-maintained restaurant with a pleasant terrace and operates in a prime location adjacent to the waterfront, enhancing its potential for high foot traffic.
The valuation. The asking price of €675,000 is significantly below the fair value of €827,378, reflecting an attractive opportunity for investment at a 22.6% discount. The valuation suggests that the property is underpriced relative to its actual market value.
Fair value modelled at €827,378 from the area baseline, adjusted for condition and location. Asking €675,000 sits €152,378 (22.6%) below — the upside to fair value.
Asking €675,000 versus the rua Como o Carnaval area baseline of €1,196,388 (€1,791/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 60 · Materials 55 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua Como o Carnaval
Area baseline €1,196,388 + condition -€216,056 + location -€12,673 = modelled fair value of €827,378 (€1,239/m²), a €152,378 (22.6%) gap versus the €675,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Como o Carnaval | Subject | €675,000 | €1,010 | — | 60 | 47 |
| largo Domingues Pedrosa Vieira | Active | €650,000 | €2,083 | 106.2% | 52 | 58 |
| Maiorca · 52307b | Active | €153,000 | €274 | 72.9% | 24 | 55 |
| rua Clemência, 40 | Active | €240,000 | €1,111 | 10.0% | 55 | 56 |
| Buarcos e São Julião · 924484 | Active | €124,900 | €1,665 | 64.8% | 55 | 53 |
| Median comp | €196,500 | €1,388 | 37.4% | 54 | 56 |
Long-term rental The property offers a favorable gap of 22.6% versus its fair value, indicating potential for growth in the long-term rental market. Despite a low gross yield of 0%, its rural location typically boasts a low crime rate, appealing to families seeking safe environments. Buy-and-hold Given the current market conditions and fair value determined at €827,378, this property could appreciate in value over time, making it a strategic buy-and-hold investment. The mixed-use nature and relatively attractive price position provide an opportunity to capture future growth within a small town setting. Not ideal for luxury market The property, with a condition rating of 54/100 and a neighborhood rating of 47/100, does not support the demands of the luxury market. This property would struggle to find buyers or renters looking for high-end finishes and amenities. Not ideal for student housing With limited economic diversity and amenities, this property may not attract the student demographic commonly found in urban centers. The rural characteristics of the area could deter potential student tenants seeking vibrant, bustling neighborhoods.
Economic Vulnerability With an economic stability score of 40/100, the property faces a significant risk of economic downturns impacting rental income and property values. Tenant Instability A tenant stability score of 50/100 indicates potential fluctuations in tenant retention, which could lead to higher vacancy rates and inconsistent cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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