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 apartment of 42 m² on the 4th floor, energy rating C. Located Santo António dos Olivais parish, Coimbra municipality, Coimbra district. This property features a spacious open-plan kitchen promoting excellent circulation and social interaction, complemented by high-quality herringbone wood flooring in the living areas.
The valuation. The asking price of €449,000 is significantly above fair value, which is calculated at €115,683. This positions the property as overpriced by €333,317 (288.1%).
Fair value modelled at €115,683 from 6 comparable sales in the area. Asking €449,000 sits €333,317 (288.1%) above — overpriced versus fair value.
Asking €449,000 versus the Santo António dos Olivais, Coimbra, Coimbra area baseline of €124,400 (€2,962/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 €124,400, adjusted for condition and micro-location, gives a modelled fair value of €115,683 (€2,754/m²), a €333,317 (288.1%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António dos Olivais · 0aca55 | Subject | €449,000 | €10,690 | — | 60 | 62 |
| avenida Fernão de Magalhães, 55 | Active | €335,000 | €1,971 | 81.6% | 75 | 59 |
| Eiras e São Paulo de Frades · c12215 | Active | €280,000 | €3,043 | 71.5% | — | 61 |
| rua Arménio Ramos de Carvalho | Active | €360,000 | €2,609 | 75.6% | 72 | 58 |
| Eiras e São Paulo de Frades · 924473 | Active | €135,000 | €1,646 | 84.6% | 65 | 59 |
| Median comp | €307,500 | €2,290 | 78.6% | 72 | 59 |
Student housing The property is overpriced at €449,000, significantly exceeding the fair value of €115,683, indicating that any investment in student housing would be unlikely to yield adequate returns. With a yield of 0% gross and the apartment's limited space of 42m², the potential for student demand is further compromised. Long-term rental Given the significant disparity between the listing price and fair value, investing in this property for long-term rental purposes is not advisable. The apartment's condition rating of 67/100 suggests potential maintenance costs that could further dilute any rental income. Family rental The €449,000 price tag is far removed from the €115,683 fair value, making this purchase unattractive for family renting strategies. Additionally, with a neighborhood score of 62/100, families may prefer areas with better amenities and overall living conditions.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for high turnover rates, which can lead to increased vacancy periods and higher costs associated with finding new tenants.
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
