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 0th floor, energy rating E. Located on rua São Julião da Figueira da Foz, 2, Buarcos e São Julião parish, Figueira da Foz municipality, Coimbra district. Noteworthy Features: This apartment features a unique large exclusive-use patio with private street access, perfect for securely storing bicycles and surfboards, enhancing the coastal lifestyle experience.
The valuation. The asking price of €480,000 is significantly above fair value, exceeding it by €268,492 or 126.9%. This property is overpriced based on a fair value evaluation of €211,508.
Fair value modelled at €211,508 from 6 comparable sales in the area. Asking €480,000 sits €268,492 (126.9%) above — overpriced versus fair value.
Asking €480,000 versus the rua São Julião da Figueira da Foz, 2 area baseline of €185,320 (€1,343/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €185,320, adjusted for condition and micro-location, gives a modelled fair value of €211,508 (€1,533/m²), a €268,492 (126.9%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Julião da Figueira da Foz, 2 | Subject | €480,000 | €3,478 | — | 90 | 51 |
| Buarcos e São Julião · 924483 | Active | €140,000 | €1,400 | 59.7% | — | 52 |
| rua Celulose Billerud, 11 | Active | €170,000 | €1,735 | 50.1% | 65 | 59 |
| São Pedro · de4974 | Active | €2,000,000 | €86,957 | 2400.0% | — | 58 |
| Buarcos e São Julião · 924484 | Active | €124,900 | €1,665 | 52.1% | 55 | 53 |
| Median comp | €155,000 | €1,700 | 51.1% | 60 | 56 |
Long-term rental The property at €480,000 is significantly overpriced compared to its fair value of €211,508, presenting a gap of 126.9%. With a modest gross yield of only 2%, investors may find better opportunities elsewhere that align with market fundamentals. Family rental At this listing price, the apartment does not provide a compelling investment for long-term family rentals, as the neighborhood rating of 51/100 indicates potential concerns for tenant quality and local amenities. The property’s condition of 84/100 may attract families, but the overvaluation limits growth potential and return on investment.
Low demand risk: With an economic stability score of 45/100, there may be limited demand for rental properties, potentially leading to higher vacancy rates and lower rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
