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 125 m² on the 1st floor, built in 2003, energy rating D. Located on rua Maria Olguim, Tavarede parish, Figueira da Foz municipality, Coimbra district. The apartment features a top-floor social area with a barbecue, perfect for entertaining while enjoying panoramic views and ample natural light from multiple orientations.
The valuation. The asking price of €339,900 is 101.8% above the fair value of €168,466, indicating that the property is overpriced. This discrepancy suggests limited investment appeal for pricing-oriented buyers.
Fair value modelled at €168,466 from 6 comparable sales in the area. Asking €339,900 sits €171,434 (101.8%) above — overpriced versus fair value.
rua Maria Olguim area median of €199,125 (€1,593/m²) for a property of this size — the starting reference point before comparable sales are factored in.
6 comparable sales in the area adjust the estimate by -€30,659 versus the parish baseline.
Parish baseline €199,125 -€30,659 comparables adjustment = modelled fair value of €168,466 (€1,348/m²), a €171,434 (101.8%) gap versus the €339,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Maria Olguim | Subject | €339,900 | €2,719 | — | 68 | 53 |
| Buarcos e São Julião · 924483 | Active | €140,000 | €1,400 | 48.5% | — | 52 |
| rua Celulose Billerud, 11 | Active | €170,000 | €1,735 | 36.2% | 65 | 59 |
| Buarcos e São Julião · 924484 | Active | €124,900 | €1,665 | 38.8% | 55 | 53 |
| Buarcos e São Julião · de49bc | Active | €327,750 | €1,295 | 52.4% | 90 | 50 |
| Median comp | €155,000 | €1,533 | 43.6% | 65 | 53 |
Long-term rental The property is overpriced at €339,900 compared to a fair value of €168,466, indicating that investing in a long-term rental could result in financial strain with a gross yield of only 3.3%. Given the poor neighborhood rating of 53/100, the potential for reliable tenant quality may be limited, overshadowing the investment appeal. Value-add renovation Investing in renovations is unlikely to justify the current asking price of €339,900, as it exceeds its fair value by 101.8%. Furthermore, despite a condition rating of 72/100, the property may struggle to attract buyers or tenants in a neighborhood with a subpar rating. Buy-and-hold Holding this property as a long-term investment is not advisable given its overpriced valuation at €339,900 versus a fair value of €168,466. The modest gross yield of 3.3% coupled with a challenging neighborhood environment indicates that future appreciation may be limited, making this a risky buy-and-hold strategy. Not ideal for This property is not suitable for a short-term vacation rental due to the lack of tourism in Tavarede and its high pricing. Additionally, it does not meet the luxury market standards or conditions suitable for student housing; the neighborhood's characteristics do not support a vibrant rental market targeting transient tenants.
Economic and Tenant Instability The combined scores of 55 for economic stability and 50 for tenant stability indicate a significant risk of fluctuating income and potential vacancy, which could negatively impact overall investment returns.
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