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 house of 228 m², built in 2001, energy rating E. Located Arrifana parish, Vila Nova de Poiares municipality, Coimbra district. Noteworthy Features: The property includes a circular pool fed by an artesian well, and a converted annex featuring a wood oven and dining area, ideal for outdoor entertaining.
The valuation. The asking price of €380,000 is €12,350 (3.4%) above the fair value of €367,650, indicating a close alignment with market expectations. Overall, this property is fairly priced for the local real estate landscape.
Fair value modelled at €367,650 from 6 comparable sales in the area. Asking €380,000 sits €12,350 (3.4%) above — overpriced versus fair value.
Asking €380,000 versus the Arrifana, Vila Nova de Poiares, Coimbra area baseline of €321,078 (€1,408/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €321,078, adjusted for condition and micro-location, gives a modelled fair value of €367,650 (€1,613/m²), a €12,350 (3.4%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arrifana · 0acc90 | Subject | €380,000 | €1,667 | — | 60 | 56 |
| rua do Pinheiro, 57 | Active | €195,000 | €2,191 | 31.5% | 60 | 53 |
| ladeira da Capela | Active | €160,000 | €1,600 | 4.0% | 65 | 61 |
| praça da República | Active | €290,000 | €2,900 | 74.0% | — | 60 |
| Friúmes e Paradela · 8bef1a | Active | €195,000 | €1,625 | 2.5% | 40 | 56 |
| Median comp | €195,000 | €1,908 | 14.5% | 60 | 58 |
Long-term rental Given the fair valuation of €367,650 compared to the listing price of €380,000, this property represents a stable investment with no immediate pricing disparity. The local community's safety and infrastructural ties to Coimbra make it a suitable option for tenants seeking long-term accommodation. Family rental With a neighbourhood rating of 56/100 and a fair value close to the asking price, the property is positioned well to cater to families needing space and a sense of community. The proximity to educational institutions is an added benefit that enhances its appeal for family renters. Buy-and-hold Although the current yield is 0%, the property matches its fair market value, highlighting its desirability in the local real estate landscape over time. From an investment perspective, maintaining this property could offer potential appreciation aligned with the growth of the Vila Nova de Poiares area, particularly for long-term investors. Not ideal for This property does not cater well to short-term vacation rentals or student housing, given its current condition score of 67/100 and modest neighbourhood rating, which may deter transient demographics. Similarly, the luxury market lacks a fit here, as the property is aligned with more stable, family-oriented investments.
Economic Vulnerability The property has a low economic stability score of 50/100, indicating a higher risk of economic downturns impacting rental income.
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