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 199 m², built in 1995, energy rating F. Located Carapelhos parish, Mira municipality, Coimbra district. This property features a large backyard of approximately 15,000 m², offering ample space for outdoor activities and potential landscaping opportunities.
The valuation. The asking price of €198,000 sits €26,497 (15.4%) above the fair value of €171,503. The property is correctly assessed as fair in the current market context. Buy-to-flip angle. A buy-to-flip strategy would involve comprehensive renovations to improve the property’s condition and appeal, with the objective of reselling at a higher market value. Buy-to-let angle. Given the current gross yield is 0%, a buy-and-hold strategy could be implemented by enhancing the property and targeting long-term family rentals, taking advantage of the growing demand in the area.
Fair value modelled at €171,503 from 6 comparable sales in the area. Asking €198,000 sits €26,497 (15.4%) above — overpriced versus fair value.
Carapelhos, Mira, Coimbra area median of €301,485 (€1,515/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 -€129,982 versus the parish baseline.
Parish baseline €301,485 -€129,982 comparables adjustment = modelled fair value of €171,503 (€862/m²), a €26,497 (15.4%) gap versus the €198,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carapelhos · 0ac48d | Subject | €198,000 | €995 | — | 30 | 61 |
| Ourentã · e55560 | Active | €169,000 | €1,374 | 38.1% | 38 | 62 |
| Sosa · 897e57 | Active | €135,000 | €1,406 | 41.3% | — | 61 |
| travessa da Rua Conselheiro Costa Soares | Active | €950,000 | €305 | 69.4% | 20 | 62 |
| rua Joaquim António de Aguiar, 16 | Active | €275,000 | €705 | 29.1% | — | 66 |
| Median comp | €222,000 | €1,040 | 4.5% | 29 | 62 |
Long-term rental The property offers a stable investment opportunity with a fair valuation of €198,000, which exceeds the fair value of €171,503 by 15.4%. However, the current gross yield of 0% indicates that long-term rental might not generate significant cash flow immediately. Family rental Given its location within the influence of Aveiro and a decent neighbourhood score of 61/100, the house could attract families seeking stability. Still, with the condition rating at 24/100, additional investment may be required to make it appealing for family rentals. Buy-and-hold While the property may hold potential for capital appreciation over time, its current valuation suggests it is fairly priced rather than a great deal. The low yield and condition may deter serious long-term investors looking for a robust buy-and-hold strategy.
Economic vulnerability The property faces potential risks with an economic stability score of 60/100, indicating potential fluctuations in the local economy that could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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