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 apartment of 88 m², energy rating E. Located on rua São Julião da Figueira da Foz, Buarcos e São Julião parish, Figueira da Foz municipality, Coimbra district. Noteworthy Features: The apartment's high ceilings enhance its spacious feel, while its proximity to Parque das Abadias offers residents convenient access to green space and recreational facilities.
The valuation. The asking price of €205,000 is significantly above the fair value of €155,301, making it overpriced by €49,699 (32.0%). This discrepancy suggests that potential buyers should proceed with caution. Buy-to-flip angle. This property may not be ideal for a buy-to-flip strategy given its overpriced status, as the current market conditions and location limit the potential for a profitable resale. Quick appreciation is unlikely, requiring careful consideration. Buy-to-let angle. A rental income strategy could yield a gross yield of approximately 4%, with estimated rental income around €683 per month. However, the mixed neighborhood and limited economic activity should be factored into long-term investment decisions.
Fair value modelled at €155,301 from 6 comparable sales in the area. Asking €205,000 sits €49,699 (32.0%) above — overpriced versus fair value.
Asking €205,000 versus the rua São Julião da Figueira da Foz area baseline of €175,136 (€1,990/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €175,136, adjusted for condition and micro-location, gives a modelled fair value of €155,301 (€1,765/m²), a €49,699 (32.0%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Julião da Figueira da Foz | Subject | €205,000 | €2,330 | — | 60 | 53 |
| rua Maria Olguim | Active | €339,900 | €2,719 | 16.7% | 68 | 53 |
| rua Celulose Billerud, 11 | Active | €170,000 | €1,735 | 25.5% | 65 | 59 |
| rua São Julião da Figueira da Foz, 2 | Active | €480,000 | €3,478 | 49.3% | 90 | 51 |
| Buarcos e São Julião · 924483 | Active | €140,000 | €1,400 | 39.9% | — | 52 |
| Median comp | €254,950 | €2,227 | 4.4% | 68 | 53 |
Long-term rental The property is overpriced by 32.0% compared to its fair value of €155,301, which diminishes its attractiveness for long-term rental. With a gross yield of 4%, the returns may not sufficiently compensate for the high entry cost in this rural location with limited economic activity. Family rental Given its condition rating of 63/100 and the range of family-friendly amenities in the area, this property does not justify its overpriced listing of €205,000. Families may be deterred by the geographical limitations and the high cost relative to the expected rental income. Not ideal for This property is not suitable for short-term vacation rentals due to its rural setting, which lacks the vibrancy and demand typical of such markets. It is also unsuitable for the luxury market, as its listing price does not align with high-end investment criteria, given its current valuation. Not ideal for The Figueira da Foz area is not an attractive choice for student housing, considering the limited economic activities and amenities available. This fact, combined with the property’s high price, further confirms its unsuitability in a market that typically requires moderate pricing for student appeal.
Economic Vulnerability The economic stability score of 50/100 indicates a risk of potential financial downturns affecting property value and tenant reliability.**
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