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 65 m², energy rating D. Located Santa Clara e Castelo Viegas parish, Coimbra municipality, Coimbra district. Noteworthy features: The apartment boasts a convenient bus stop directly in front, enhancing accessibility to the rest of Coimbra, and includes the option for furnished sale, streamlining the moving process.
The valuation. The asking price of €169,000 sits €20,173 (13.6%) above the fair value of €148,827, indicating that the property is overpriced. This discrepancy suggests buyers should approach with caution while assessing true market value.
Fair value modelled at €148,827 from 6 comparable sales in the area. Asking €169,000 sits €20,173 (13.6%) above — overpriced versus fair value.
Asking €169,000 versus the Santa Clara e Castelo Viegas, Coimbra, Coimbra area baseline of €180,915 (€2,783/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing 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 €180,915, adjusted for condition and micro-location, gives a modelled fair value of €148,827 (€2,290/m²), a €20,173 (13.6%) gap versus the €169,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Clara e Castelo Viegas · 0ac4f8 | Subject | €169,000 | €2,600 | — | 60 | 62 |
| rua Arménio Ramos de Carvalho | Active | €360,000 | €2,609 | 0.3% | 72 | 58 |
| avenida Fernão de Magalhães, 55 | Active | €335,000 | €1,971 | 24.2% | 75 | 59 |
| Eiras e São Paulo de Frades · 924473 | Active | €135,000 | €1,646 | 36.7% | 65 | 59 |
| Santa Clara e Castelo Viegas · 92446b | Active | €179,000 | €1,790 | 31.2% | — | 59 |
| Median comp | €257,000 | €1,881 | 27.7% | 72 | 59 |
Student housing The 2-bed apartment in Coimbra presents a gross yield of 4.5%, which may be attractive to investors; however, it is priced 13.6% above its fair value, indicating it is overpriced. While the proximity to the university guarantees consistent demand from students, the current asking price may not reflect the best investment potential in this category. Family rental With a condition rating of 63/100 and a neighbourhood score of 62/100, this property may not provide an optimal living environment for families. Additionally, at €169,000, it exceeds its fair value by 13.6%, suggesting it is not a prudent choice for family rental investment. Buy-and-hold Although buy-and-hold investors might appreciate the long-term growth potential in Coimbra, this property’s price is 13.6% over its fair value, making it a less attractive option for capital appreciation. Holding an overpriced asset could limit future returns and increase risk, particularly in a market where fair value is critical. Not ideal for: Luxury market, Short-term vacation rental
Economic Downturn Risk There is a potential risk due to the economic stability score of 70/100, which may not provide strong protection against economic fluctuations affecting tenant retention and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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