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.
4-bedroom, 2-bathroom house of 135 m², energy rating D. Located Cernache parish, Coimbra municipality, Coimbra district. Noteworthy Features: The property's dual living floors provide rental potential, while the extensive terracotta tiling reflects a unified yet dated aesthetic throughout the home.
The valuation. The asking price of €285,000 is significantly above the fair value of €163,023, marking an excess of €121,977 (74.8%). This indicates that the property is overpriced.
Fair value modelled at €163,023 from 6 comparable sales in the area. Asking €285,000 sits €121,977 (74.8%) above — overpriced versus fair value.
Asking €285,000 versus the Cernache, Coimbra, Coimbra area baseline of €45,639 (€338/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €45,639, adjusted for condition and micro-location, gives a modelled fair value of €163,023 (€1,208/m²), a €121,977 (74.8%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cernache · 0aca06 | Subject | €285,000 | €2,111 | — | 60 | 58 |
| praça da República | Active | €290,000 | €2,900 | 37.4% | — | 60 |
| rua do Meio, 244 | Active | €260,000 | €1,008 | 52.3% | 65 | 57 |
| rua 25 de Abril | Active | €130,000 | €1,461 | 30.8% | 40 | 61 |
| rua Convento de Santo António | Active | €139,000 | €863 | 59.1% | 45 | 60 |
| Median comp | €199,500 | €1,235 | 41.5% | 45 | 60 |
Student housing The property in Cernache presents a significant gap from its fair value, making it an unwise choice for student housing investments. With a gross yield of 0% and a condition rating of 63/100, the likelihood of generating reliable rental income is severely diminished. Buy-and-hold Although holding property could be a long-term strategy, this house is overpriced by 74.8% compared to its fair value. Its low yield and average condition suggest that potential appreciation may not compensate for the inflated entry cost. Family rental This property is not a viable family rental option due to its substantial overpricing against market expectations. The neighborhood's rating of 58/100 has further implications for tenant desirability, limiting potential rental income and overall appeal.
Economic and Tenant Instability Risk The property has both economic stability and tenant stability scores of 60/100, indicating a moderate risk of financial fluctuations and tenant turnover that could impact long-term 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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