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.
2-bedroom, 1-bathroom house of 89 m², energy rating E. Located on rua 25 de Abril, Granja do Ulmeiro parish, Soure municipality, Coimbra district. Noteworthy Features: The property includes a spacious overgrown garden that offers potential for creating a personalized outdoor retreat, and the dated finishes evoke a nostalgically vintage aesthetic. Condition Notes: Significant renovations are required to address damp issues and overall deterioration.
The valuation. The asking price of €130,000 is significantly above the fair value of €108,816, representing a difference of €21,184 (19.5%). This property is overpriced according to market standards.
Fair value modelled at €108,816 from 6 comparable sales in the area. Asking €130,000 sits €21,184 (19.5%) above — overpriced versus fair value.
Asking €130,000 versus the rua 25 de Abril area baseline of €126,824 (€1,425/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €126,824, adjusted for condition and micro-location, gives a modelled fair value of €108,816 (€1,223/m²), a €21,184 (19.5%) gap versus the €130,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril | Subject | €130,000 | €1,461 | — | 40 | 61 |
| rua Alhastro, 12 | Active | €140,000 | €2,188 | 49.8% | — | 57 |
| Redinha · 788164 | Active | €153,000 | €1,195 | 18.2% | 20 | 49 |
| Cernache · 015d3e | Active | €125,000 | €1,250 | 14.4% | 12 | 58 |
| Condeixa-a-Velha e Condeixa-a-Nova · 8d9f6c | Active | €799,000 | €1,141 | 21.9% | — | 57 |
| Median comp | €146,500 | €1,223 | 16.3% | 16 | 57 |
Student housing This property, while located near Coimbra, is overpriced at €130,000 given its fair value at €108,816, presenting a gap of 19.5%. The condition rating of 39/100 suggests that significant investment is needed to attract students, reducing its overall appeal in a competitive market. Long-term rental At a gross yield of 4.9%, the property is not ideal for long-term rental given its current price of €130,000, which sits well above its fair market value of €108,816. Prospective tenants may be deterred by the condition of the house, rated only 39/100, suggesting higher costs for necessary repairs and improvements. Buy-and-hold The projected returns on a buy-and-hold strategy appear unattractive at this pricing, with a substantial gap of 19.5% over fair value at €130,000. Investors may find better opportunities elsewhere, as the home's condition (39/100) and overpriced listing diminish its potential for long-term appreciation. Not ideal for: Luxury market Given the current condition and price, this property does not meet the standards expected in the luxury market, making it a poor fit for luxury investments. Not ideal for: Short-term vacation rental The property's condition rating and the overpriced nature hinder its viability as a short-term vacation rental, where guest expectations often demand higher standards. Not ideal for: Industrial investment This residential property holds no attractiveness for industrial investment, as it is not designed for commercial use and is overpriced for its intended purpose.
Economic Sensitivity The property faces a risk due to its economic stability score of 60/100, indicating potential vulnerability to downturns in the local economy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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