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 74 m² on the 4th floor, built in 1955, energy rating D. Located on urbanização Ar e Sol, Eiras e São Paulo de Frades parish, Coimbra municipality, Coimbra district. Feature: This apartment boasts extensive built-in wooden cabinetry, maximizing storage and maintaining the mid-century charm while ensuring functionality in everyday living.
The valuation. The asking price of €210,000 reflects a significant premium over the fair value of €134,948, leaving a discrepancy of €75,052 (55.6%). This property is clearly overpriced relative to its market assessment.
Fair value modelled at €134,948 from 6 comparable sales in the area. Asking €210,000 sits €75,052 (55.6%) above — overpriced versus fair value.
Asking €210,000 versus the urbanização Ar e Sol area baseline of €164,249 (€2,220/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €164,249, adjusted for condition and micro-location, gives a modelled fair value of €134,948 (€1,824/m²), a €75,052 (55.6%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Ar e Sol | Subject | €210,000 | €2,838 | — | 60 | 68 |
| Eiras e São Paulo de Frades · c12215 | Active | €280,000 | €3,043 | 7.2% | — | 61 |
| avenida Fernão de Magalhães, 55 | Active | €335,000 | €1,971 | 30.6% | 75 | 59 |
| Coimbra · 1d23a2 | Active | €150,000 | €1,271 | 55.2% | 68 | 55 |
| Eiras e São Paulo de Frades · 924473 | Active | €135,000 | €1,646 | 42.0% | 65 | 59 |
| Median comp | €215,000 | €1,809 | 36.3% | 68 | 59 |
Student housing This property is priced at €210,000, which is 55.6% above its fair value of €134,948, making it a poor investment despite the high demand from University of Coimbra students. The current yield of 4.1% gross does not compensate for the elevated purchase price in this competitive rental market. Buy-and-hold The €210,000 listing price is significantly overpriced compared to the calculated fair value of €134,948, reflecting an unsustainable investment scenario over the long term. With a property condition score of 67/100 and neighborhood score of 68/100, the potential for appreciation is limited by its current valuation. Long-term rental At €210,000, this property surpasses its fair value by 55.6%, diminishing its attractiveness for a long-term rental investment while still being in an economically stable location. The gross yield of 4.1% is unlikely to meet investor expectations given the steep price premium. Not ideal for Short-term vacation rental opportunities would falter in this case due to the property's inflated price, which does not align with market trends. Additionally, entering the luxury market with this asset is unfeasible, as it lacks the required appeal to justify the current price in that segment.
Economic Vulnerability The economic stability score of 70/100 indicates a moderate risk of economic downturns impacting tenant demand, while the tenant stability score of 65/100 suggests potential volatility in rent collections, making the property susceptible to financial instability over time.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
