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, 4-bathroom mix_use_building of 600 m², energy rating D. Located São Martinho do Bispo e Ribeira de Frades parish, Coimbra municipality, Coimbra district. This property features a versatile interior layout that can easily be converted into 18 individual rooms or studios, optimizing its potential for student housing or rental income.
The valuation. The asking price of €1,250,000 sits €19,908 (1.6%) above the fair value of €1,230,092, which categorizes the property as overpriced. This valuation suggests that potential buyers may need to negotiate significantly to reach a reasonable purchase price.
Fair value modelled at €1,230,092 from the area baseline, adjusted for condition and location. Asking €1,250,000 sits €19,908 (1.6%) above — overpriced versus fair value.
Asking €1,250,000 versus the São Martinho do Bispo e Ribeira de Frades, Coimbra, Coimbra area baseline of €1,369,800 (€2,283/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 58 · Materials 55 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 60 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
São Martinho do Bispo e Ribeira de Frades, Coimbra, Coimbra
Area baseline €1,369,800 + condition -€210,938 + location +€71,230 = modelled fair value of €1,230,092 (€2,050/m²), a €19,908 (1.6%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho do Bispo e Ribeira de Frades · 523059 | Subject | €1,250,000 | €2,083 | — | 58 | 63 |
| praça da República | Active | €450,000 | €1,852 | 11.1% | 45 | 62 |
| rua Augusto de Matos | Active | €700,000 | €1,818 | 12.7% | 65 | 61 |
| Santa Clara e Castelo Viegas · c1f12b | Active | €380,000 | €1,407 | 32.4% | 60 | 61 |
| avenida Fernão de Magalhães, 517 | Active | €250,000 | €887 | 57.4% | 18 | 58 |
| Median comp | €415,000 | €1,613 | 22.6% | 53 | 61 |
Long-term rental The property is overpriced at €1,250,000 compared to the fair value of €1,230,092, suggesting a minimal gap of only 1.6%. With a gross yield of 0% and a condition score of 53/100, this investment lacks the potential for attractive long-term rental returns. Student housing Despite Coimbra being an educational hub, the property is overpriced at €1,250,000 against a fair value of €1,230,092, creating a narrow 1.6% gap. The condition score of 53/100 and lack of yield make this property a less favorable option for the student housing market. Family rental The current listing price of €1,250,000 exceeds its fair value of €1,230,092 by 1.6%, indicating that it is overpriced in the family rental sector. Given the condition rating of 53/100, families may find better options in the market that offer more value for their rental needs.
Tenant turnover risk The economic stability score of 65 and tenant stability score of 65 may indicate potential challenges in retaining long-term tenants, leading to increased vacancy rates and associated costs.
