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.
1-bedroom, 1-bathroom apartment of 50 m² on the 1st floor, energy rating A. Located Tamengos, Aguim e Óis do Bairro parish, Anadia municipality, Aveiro district. The apartment boasts high ceilings that enhance its spacious feel, while the large balcony provides exceptional sun exposure and stunning views of the tranquil neighborhood.
The valuation. The asking price of €166,000 is substantially above fair value, which is €86,483, making it overpriced by €79,517 (91.9%). This misalignment suggests caution for potential investors seeking a reasonable entry point. Buy-to-flip angle. A buy-to-flip strategy could involve minor renovations to enhance appeal, with resale efforts potentially targeting local buyers desiring modern design. Pricing for updates could allow for a quicker sale, though current valuation trends suggest limited upside. Buy-to-let angle. With a gross yield of 3.2% and estimated rental income of €443/month, this property could serve as a long-term investment aiming at student housing due to its proximity to Coimbra. However, the yield remains below typical investment thresholds in competitive rental markets.
Fair value modelled at €86,483 from 6 comparable sales in the area. Asking €166,000 sits €79,517 (91.9%) above — overpriced versus fair value.
Asking €166,000 versus the Tamengos, Aguim e Óis do Bairro, Anadia, Aveiro area baseline of €65,270 (€1,305/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €65,270, adjusted for condition and micro-location, gives a modelled fair value of €86,483 (€1,730/m²), a €79,517 (91.9%) gap versus the €166,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Tamengos, Aguim e Óis do Bairro · 0ace87 | Subject | €166,000 | €3,320 | — | 83 | 64 |
| Cantanhede e Pocariça · 0ac979 | Active | €248,000 | €2,725 | 17.9% | 75 | 58 |
| rua Mário Navega | Active | €190,000 | €2,209 | 33.5% | 78 | 60 |
| Águeda e Borralha · 0ac419 | Active | €247,500 | €2,912 | 12.3% | — | 67 |
| rua Doutor António Breda, 26 | Active | €375,000 | €1,250 | 62.3% | 70 | 70 |
| Median comp | €247,750 | €2,467 | 25.7% | 75 | 64 |
Student housing The 1-bed apartment in Tamengos is priced at €166,000, which significantly exceeds its fair value of €86,483, making it an overpriced investment for student rental opportunities. Given the proximity to Coimbra, potential demand may exist, but the high acquisition cost limits expected returns in this segment with a low yield of 3.2%. Long-term rental With a gross yield of only 3.2%, the 1-bed apartment priced at €166,000 is an overpriced option for long-term rentals, particularly when fair value stands at €86,483. Renters may be attracted to the area due to basic amenities, yet the inflated purchase price diminishes profitability and overall rental market viability. Buy-and-hold The investment thesis for buy-and-hold strategies is weakened by the apartment's steep price of €166,000 against a fair valuation of €86,483, categorizing it as overpriced. While the neighbourhood provides some basic amenities, the high initial investment likely hinders any long-term capital appreciation in this rural transition area.
Economic Vulnerability The economic stability score of 55 indicates a significant risk of economic downturns impacting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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