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, 3-bathroom house of 300 m², energy rating D. Located São Martinho do Bispo e Ribeira de Frades parish, Coimbra municipality, Coimbra district. Architectural highlights: The villa features striking wood-paneled ceilings and intricate decorative staircase tiling, adding unique character to the property's interior design.
The valuation. The asking price of €590,000 is €62,889 (11.9%) above the fair value of €527,111, meaning the property is fairly priced based on current market conditions. Buy-to-flip angle. This property could be renovated slightly to appeal to buyers looking for modern amenities while preserving its traditional charm, potentially allowing for a lucrative resale. Buy-to-let angle. Given its proximity to the university, the rental strategy focused on student housing can yield high tenant stability, although the current gross yield stands at 0% as no income is currently generated.
Fair value modelled at €527,111 from 6 comparable sales in the area. Asking €590,000 sits €62,889 (11.9%) above — overpriced versus fair value.
Asking €590,000 versus the São Martinho do Bispo e Ribeira de Frades, Coimbra, Coimbra area baseline of €550,460 (€1,835/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €550,460, adjusted for condition and micro-location, gives a modelled fair value of €527,111 (€1,757/m²), a €62,889 (11.9%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho do Bispo e Ribeira de Frades · 0ad120 | Subject | €590,000 | €1,967 | — | 64 | 56 |
| Santa Clara e Castelo Viegas · 015d31 | Active | €380,000 | €1,407 | 28.4% | 52 | 57 |
| Assafarge e Antanhol · 0ac3da | Active | €299,000 | €1,246 | 36.7% | 60 | 56 |
| São Martinho do Bispo e Ribeira de Frades · e55618 | Active | €129,000 | €1,229 | 37.5% | 50 | 65 |
| Taveiro, Ameal e Arzila · 0acb24 | Active | €180,000 | €2,687 | 36.6% | — | 58 |
| Median comp | €239,500 | €1,327 | 32.6% | 52 | 58 |
Student housing The property’s proximity to the university in Coimbra indicates a potential demand for student housing; however, the fair value suggests that this property is priced fairly given the current yield of 0% gross. While the condition and neighborhood ratings could meet the needs of students, the gap to fair value makes it a less compelling investment in this strategy. Long-term rental Although the property is situated in a region with stable housing demand, its current fair value reflects that it is not an attractive option for long-term rental investments. With a gross yield of 0% and moderate neighborhood ratings, potential returns may not justify the price at which it’s listed. Buy-and-hold While the property may appeal to those considering a buy-and-hold strategy due to its location in Coimbra, the fair value of €527,111 versus the listing price of €590,000 illustrates that this property is priced at a fair market value. As a buy-and-hold investment, the static gross yield of 0% suggests limited future appreciation under its current valuation. Not ideal for luxury market The property is not suited for the luxury market due to its fair condition rating and moderate neighborhood score, which point to limited appeal at higher price points. Its current listing price doesn't align with expectations for luxury properties in vibrant neighborhoods. Not ideal for short-term vacation rental Given its fair condition and average neighborhood rating, the property does not support the potential for a thriving short-term vacation rental market. The 0% gross yield also reflects minimal investment appeal in this strategy. Not ideal for industrial investment As a residential property, this listing does not cater to the needs of industrial investment, which typically requires commercial-grade facilities and locations. The current pricing and valuation metrics are irrelevant for industrial strategies, making this property an inappropriate choice altogether.
Economic Vulnerability The property faces a significant investment risk due to its economic stability score of 55/100, indicating potential challenges in market conditions that could impact rental income and property value. Tenant Instability Coupled with a tenant stability score of 60/100, this suggests there may be frequent tenant turnover, increasing vacancy rates and management costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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