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.
6-bedroom, 3-bathroom villa of 240 m², built in 1979, energy rating F. Located Assafarge e Antanhol parish, Coimbra municipality, Coimbra district. Notable Features: The property includes several fruit trees and a water well, enhancing its appeal for gardening enthusiasts or those seeking self-sustainability. Potential: The large, unfinished attic offers flexible usage possibilities, potentially increasing living space or rental units.
The valuation. The asking price of €299,000 is €30,328 (11.3%) above the fair value of €268,672, indicating that the property is overpriced relative to market expectations.
Fair value modelled at €268,672 from 6 comparable sales in the area. Asking €299,000 sits €30,328 (11.3%) above — overpriced versus fair value.
Asking €299,000 versus the Assafarge e Antanhol, Coimbra, Coimbra area baseline of €322,587 (€1,344/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €322,587, adjusted for condition and micro-location, gives a modelled fair value of €268,672 (€1,119/m²), a €30,328 (11.3%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Assafarge e Antanhol · 0ac3da | Subject | €299,000 | €1,246 | — | 60 | 56 |
| beco Nogueiras | Active | €237,500 | €950 | 23.7% | 68 | 64 |
| Coimbra · 1d23a3 | Active | €260,000 | €852 | 31.6% | — | 54 |
| Assafarge e Antanhol · f882d3 | Active | €195,000 | €1,010 | 18.9% | 60 | 58 |
| Santa Clara e Castelo Viegas · 015d31 | Active | €380,000 | €1,407 | 13.0% | 52 | 57 |
| Median comp | €248,750 | €980 | 21.3% | 60 | 58 |
Long-term rental This property is overpriced, with a gap of 11.3% above its fair value, making it a less attractive option for consistent cash flow. Furthermore, with a gross yield of 5.1% and a neighbourhood score of just 56/100, potential long-term clients may be deterred by the limited appeal of the location. Student housing Given the strong student population in Coimbra, this could be a viable strategy, but the property's current price does not reflect its fair market value, indicating it is overpriced. The 67/100 condition rating further suggests it may require investment to meet student accommodation standards, impacting the overall profitability. Buy-and-hold While the buy-and-hold strategy could be feasible in a growing market, the 11.3% overpricing makes this investment less attractive for long-term appreciation. Also, with the neighbourhood rating of 56/100, the property's potential for long-term value increase may be limited. Not ideal for: The villa is not suited for the luxury market or short-term vacation rentals due to its current pricing and condition inadequacies.
Tenant Turnover Risk: With a tenant stability score of 60/100, there is a moderate risk of higher tenant turnover, which could affect rental income and increase costs associated with finding new tenants.
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
