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, 0-bathroom apartment_building of 430 m². Located on rua Tenente Campos Rego, 13, Santo António dos Olivais parish, Coimbra municipality, Coimbra district. This property boasts two spacious terraces providing valuable outdoor spaces that can be transformed into private gardens, enhancing its appeal in Coimbra's urban landscape.
The valuation. The asking price of €750,000 is significantly below its fair value of €1,015,906, implying an undervaluation of €265,906, or 35.5%. This presents an attractive opportunity for potential investors looking for value.
Fair value modelled at €1,015,906 from the area baseline, adjusted for condition and location. Asking €750,000 sits €265,906 (35.5%) below — the upside to fair value.
Asking €750,000 versus the rua Tenente Campos Rego, 13 area baseline of €1,345,040 (€3,128/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 (Condition 30 · Materials 40 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 57/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Tenente Campos Rego, 13
Area baseline €1,345,040 + condition -€245,234 + location +€34,350 = modelled fair value of €1,015,906 (€2,363/m²), a €265,906 (35.5%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tenente Campos Rego, 13 | Subject | €750,000 | €1,744 | — | 30 | 57 |
| terreiro do Mendonça, 5 | Active | €485,000 | €984 | 43.6% | — | 57 |
| avenida Marnoco e Sousa, 1 | Active | €980,000 | €1,681 | 3.6% | — | 58 |
| Penacova · aff4de | Active | €164,500 | €628 | 64.0% | 50 | 59 |
| Santo António dos Olivais · aff59c | Active | €390,000 | €1,200 | 31.2% | — | 63 |
| Median comp | €437,500 | €1,092 | 37.4% | 50 | 59 |
Long-term rental The property presents a promising opportunity for long-term rental, given its pricing relative to fair value, offering potential for capital appreciation. However, with a yield of 0% and a condition score of 39/100, significant investment in renovations would be necessary to attract reliable tenants. Student housing Investing in the property for student housing could leverage the proximity to Coimbra, appealing to the local student population despite its current condition. The gap from fair value indicates that with proper management and enhancement, this strategy could yield a respectable return over time. Buy-and-hold As a buy-and-hold investment, this property stands out due to its subvalorizada status and potential for growth in an evolving suburban market. However, the current condition and lack of yield suggest that immediate returns will be negligible, positioning this as a longer-term play primarily focused on appreciation. Not ideal for luxury market The property is clearly misaligned with the luxury market given its condition and the neighbourhood rating. As such, it fails to meet the expectations of high-end buyers in Coimbra. Not ideal for short-term vacation rental Short-term vacation rentals would not perform well given the current condition of the property and its relatively low neighbourhood score. The lack of appeal for transient visitors renders this strategy impractical. Not ideal for industrial development This location is unsuitable for industrial development, given its classification as a suburban apartment and the demographic dynamics of Coimbra. The current physical attributes do not support the requirements typically associated with industrial use.
Economic vulnerability The economic stability score of 60 indicates a moderate risk of downturns affecting property values and rental income in the future if local market conditions worsen.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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