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.
5-bedroom, 5-bathroom house of 315 m², energy rating C. Located Santo António dos Olivais parish, Coimbra municipality, Coimbra district. Noteworthy Features: This property includes a dedicated elevator, ensuring easy access across floors, and a versatile 45 m² lounge that can serve as a game room or private retreat.
The valuation. The asking price of €790,000 is significantly above the fair value of €536,290, resulting in an overprice of €253,710 (47.3%). This property is clearly overpriced based on current market assessments.
Fair value modelled at €536,290 from 6 comparable sales in the area. Asking €790,000 sits €253,710 (47.3%) above — overpriced versus fair value.
Asking €790,000 versus the Santo António dos Olivais, Coimbra, Coimbra area baseline of €385,320 (€1,223/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €385,320, adjusted for condition and micro-location, gives a modelled fair value of €536,290 (€1,703/m²), a €253,710 (47.3%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António dos Olivais · 0ac71a | Subject | €790,000 | €2,508 | — | 91 | 54 |
| beco Nogueiras | Active | €237,500 | €950 | 62.1% | 68 | 64 |
| avenida Fernão de Magalhães, 55 | Active | €335,000 | €1,971 | 21.4% | 75 | 59 |
| rua Arménio Ramos de Carvalho | Active | €360,000 | €2,609 | 4.0% | 72 | 58 |
| rua Coutinhos S / N | Active | €700,000 | €1,434 | 42.8% | 61 | 63 |
| Median comp | €347,500 | €1,703 | 32.1% | 70 | 61 |
Long-term rental While the yield of 2.2% is relatively low compared to market expectations, the property's current price significantly exceeds its fair value by 47.3%. The neighbourhood's score of 54/100 suggests limited tenant quality, presenting challenges in maintaining consistent and desirable rental income. Value-add renovation The property's condition rating of 84/100 indicates a need for improvements; however, the gap to fair value is too large at 47.3% to justify extensive renovations. Investing in property upgrades may not yield sufficient returns, given that the asking price remains significantly above fair value. Luxury market This property is clearly not positioned for the luxury market, given its substantial overpricing and the neighborhood’s low amenities score. The disparity between the asking price and fair value makes it unlikely to attract high-end buyers. Short-term vacation rental With the property being overpriced and positioned in a neighborhood with limited urban features, it is not an ideal candidate for short-term vacation rentals. The overall appeal is hampered further by the 54/100 neighborhood score, which may deter potential guests seeking quality accommodations.
Instability risk The combined scores of 60 for economic stability and 50 for tenant stability indicate a higher possibility of fluctuating income and potential vacancies, which could negatively impact investment returns.
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