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, 2-bathroom apartment of 138 m² on the 1st floor, built in 2001, energy rating D. Located on rua Arménio Ramos de Carvalho, Santo António dos Olivais parish, Coimbra municipality, Coimbra district. This apartment's high ceilings and granite kitchen countertops add a touch of elegance, while its garage provides secure parking in a bustling residential area.
The valuation. The asking price of €360,000 exceeds the fair value of €220,621 by €139,379, representing an overvaluation of 63.2%. This property is considered overpriced, indicating potential challenges in achieving a profitable return on investment.
Fair value modelled at €220,621 from 6 comparable sales in the area. Asking €360,000 sits €139,379 (63.2%) above — overpriced versus fair value.
Asking €360,000 versus the rua Arménio Ramos de Carvalho area baseline of €167,131 (€1,211/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €167,131, adjusted for condition and micro-location, gives a modelled fair value of €220,621 (€1,599/m²), a €139,379 (63.2%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Arménio Ramos de Carvalho | Subject | €360,000 | €2,609 | — | 72 | 58 |
| Santa Clara e Castelo Viegas · 92446b | Active | €179,000 | €1,790 | 31.4% | — | 59 |
| beco Nogueiras | Active | €237,500 | €950 | 63.6% | 68 | 64 |
| Santa Clara e Castelo Viegas · 015d31 | Active | €380,000 | €1,407 | 46.0% | 52 | 57 |
| Coimbra · 5d6a09 | Active | €480,000 | €2,807 | 7.6% | 60 | 61 |
| Median comp | €308,750 | €1,599 | 38.7% | 60 | 60 |
Long-term rental The property is overpriced at €360,000, which is significantly above the fair value of €220,621, presenting a 63.2% gap. With a gross yield of only 3.1%, this investment may not deliver the expected cash flow outcomes for long-term rental purposes. Family rental Though the location near Coimbra provides educational opportunities, the property’s condition rating of 76/100 and the neighbourhood score of 58/100 suggest it may not meet the qualitative demands of family renters. The pricing at €360,000 is not conducive to capturing a competitive market share in the family rental sector given the significant disconnect from fair market value. Short-term vacation rental Positioned in a modest neighbourhood with a low score of 58/100, the property’s €360,000 price tag exceeds its fair value of €220,621 by 63.2%, making it a poor candidate for short-term vacation rentals. The anticipated yield of 3.1% does not provide attractive returns that are typically sought after in the volatile short-term rental market. Luxury market The property’s inflated asking price of €360,000 does not align with the expectations of the luxury market, particularly given its average ratings (conditions and neighbourhood). The 3-bed apartment struggles to justify its pricing when assessed against the fair market value of €220,621, making it a less appealing option for buyers seeking luxury investments.
Economic Vulnerability The property may experience financial instability due to its moderate economic score of 60/100, potentially leading to issues in tenant retention. Tenant Vulnerability With a tenant stability score of 60/100, there is a significant risk of high turnover and vacancy rates affecting the property's income consistency.
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