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 155 m², built in 1987, energy rating D. Located on praça dos Combatentes, 21, Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: The property includes two sunrooms that provide additional natural light and flexible living spaces, enhancing both comfort and potential for creative design. Condition Notes: Significant renovations are needed, especially in the kitchens and bathrooms, which currently display outdated materials and unfinished work.
The valuation. The asking price of €455,000 is significantly above the fair value of €172,369, indicating an overpriced situation by €282,631 (62.1%). This raises concerns about the potential for a sound investment.
Fair value modelled at €172,369 from the area baseline, adjusted for condition and location. Asking €455,000 sits €282,631 (62.1%) above — overpriced versus fair value.
Asking €455,000 versus the praça dos Combatentes, 21 area baseline of €379,905 (€2,451/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 42 · Materials 48 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 60/100 (Housing Market 55 · Amenities 60 · Economic 65 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
praça dos Combatentes, 21
Area baseline €379,905 + condition -€72,172 + location +€9,405 = modelled fair value of €172,369 (€1,112/m²), a €282,631 (62.1%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça dos Combatentes, 21 | Subject | €455,000 | €2,935 | — | 42 | 60 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 6f40d6 | Active | €455,000 | €2,514 | 14.4% | 35 | 54 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 1e6539 | Active | €477,500 | €3,820 | 30.1% | 45 | 59 |
| rua Centro | Active | €455,000 | €2,514 | 14.4% | 24 | 63 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 0dcbbf | Active | €455,000 | €2,528 | 13.9% | 55 | 66 |
| Median comp | €455,000 | €2,521 | 14.1% | 40 | 61 |
Long-term rental The property is overpriced by 62.1%, significantly exceeding its fair value of €172,369, which may deter potential long-term tenants looking for more affordable housing options. With a gross yield of only 3.7% and a condition rating of 45/100, this investment does not present an attractive opportunity for steady income generation. Short-term vacation rental Despite Póvoa de Varzim's appeal as a coastal tourist destination, the asking price of €455,000 is excessively high compared to the fair value of €172,369. This significant gap reduces the feasibility of short-term rentals, which rely on cost efficiency to attract tourists. Buy-and-hold Given the substantial overpricing of the property at 62.1% beyond its fair value, the buy-and-hold strategy is unlikely to yield desirable returns in a competitive property market. The combination of a low yield of 3.7% and a fair neighborhood rating of 60/100 further detracts from its long-term investment appeal.
Economic Downturn Risk The economic stability score of 65/100 indicates a moderate risk of economic downturn, which could negatively impact tenant retention and rental income.
