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 331 m², built in 1963, energy rating D. Located on avenida Dom Afonso Henriques, Coimbra parish, Coimbra municipality, Coimbra district. Noteworthy Features: The building includes three garages and a terrace with direct access to a garden, enhancing its appeal for potential residential conversions and outdoor space enjoyment.
The valuation. The asking price of €800,000 is significantly above the fair value of €551,488, which equates to an overpricing of €248,512 (31.1%). This discrepancy suggests that the property is overpriced. Buy-to-flip angle. The buy-to-flip strategy may face challenges, as potential resale values would require significant renovation to attract buyers willing to invest at the current asking price. Without substantial upgrades, a profitable flip appears unlikely. Buy-to-let angle. With a gross yield of 0%, the buy-to-let strategy may also falter, particularly given the property's condition and basic finishes. However, its proximity to educational facilities could make it suitable for student housing if improvements are made.
Fair value modelled at €551,488 from the area baseline, adjusted for condition and location. Asking €800,000 sits €248,512 (31.1%) above — overpriced versus fair value.
Asking €800,000 versus the avenida Dom Afonso Henriques area baseline of €785,794 (€2,374/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 (Condition 22 · Materials 20 · Room dimensions 35). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 60 · Amenities 65 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Dom Afonso Henriques
Area baseline €785,794 + condition -€258,594 + location +€54,408 = modelled fair value of €551,488 (€1,666/m²), a €248,512 (31.1%) gap versus the €800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Afonso Henriques | Subject | €800,000 | €2,417 | — | 22 | 68 |
| rua Santo de Compostela | Active | €3,900,000 | €975,000 | 40240.6% | 50 | 71 |
| terreiro do Mendonça, 5 | Active | €485,000 | €984 | 59.3% | — | 57 |
| avenida Marnoco e Sousa, 1 | Active | €980,000 | €1,681 | 30.5% | — | 58 |
| Coimbra · 6032b3 | Active | €385,000 | €1,638 | 32.2% | 12 | 66 |
| Median comp | €732,500 | €1,660 | 31.3% | 31 | 62 |
Long-term rental Given the property at €800,000, which is 31.1% above its fair value of €551,488, long-term rental strategies appear less appealing. The property's current condition rating of 25/100 and a yield of 0% further underscore its unsuitability for investment in this direction. Student housing While the proximity to Coimbra boosts rental appeal and the area is connected to educational facilities, the property remains overpriced at €800,000, exceeding its fair value by 31.1%. Additionally, a condition score of 25/100 indicates significant improvements would be needed, which diminishes the potential of student housing as a viable strategy.
Economic downturn potential There is a risk that a decline in economic stability at a score of 70/100 may impact tenant retention and rental income from a tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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