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, 2-bathroom country_house of 89 m², energy rating F. Located on rua do Pinheiro, 57, Poiares (Santo André) parish, Vila Nova de Poiares municipality, Coimbra district. Noteworthy Features: The property includes outbuildings totaling 52 m², offering potential for additional living space or storage, and is surrounded by a diverse array of fruit trees on a 790 m² lot.
The valuation. The asking price of €195,000 sits significantly above the fair value of €143,513, resulting in an overprice of €51,488 (35.9%). This valuation indicates that the property is not reasonably priced based on market conditions.
Fair value modelled at €143,513 from 6 comparable sales in the area. Asking €195,000 sits €51,488 (35.9%) above — overpriced versus fair value.
Asking €195,000 versus the rua do Pinheiro, 57 area baseline of €122,902 (€1,381/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €122,902, adjusted for condition and micro-location, gives a modelled fair value of €143,513 (€1,613/m²), a €51,488 (35.9%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Pinheiro, 57 | Subject | €195,000 | €2,191 | — | 60 | 53 |
| ladeira da Capela | Active | €160,000 | €1,600 | 27.0% | 65 | 61 |
| rua José dos Santos Carvalho | Active | €241,250 | €1,097 | 50.0% | — | 57 |
| Friúmes e Paradela · 8bef1a | Active | €195,000 | €1,625 | 25.8% | 40 | 56 |
| praça da República | Active | €290,000 | €2,900 | 32.4% | — | 60 |
| Median comp | €218,125 | €1,613 | 26.4% | 53 | 59 |
Long-term rental The property is overpriced at €195,000 compared to its fair value of €143,513, which indicates a significant gap of 35.9%. With a gross yield of 4.1%, it may not generate sufficient cash flow to justify this investment in the long-term rental market. Buy-and-hold Although the property can be held for potential future appreciation, its current price reflects a 35.9% premium over fair value. Given the mixed characteristics of the neighborhood and the economic stability, the long-term profitability is uncertain under these conditions. Family rental Investing in this property as a family rental is not advisable, as it is overpriced by 35.9% against its fair value. The neighborhood scores a mere 53/100, indicating potential challenges in attracting reliable tenants for a stable family rental situation.
Economic and Tenant Instability: With both Economic and Tenant Stability scores at 55/100, there is a significant risk of fluctuations in rental income and potential vacancy, impacting overall investment returns.
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