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.
3-bedroom, 3-bathroom house of 237 m², built in 2010, energy rating B. Located on rua das Tilias, 8, Água Longa parish, Santo Tirso municipality, Porto district. Noteworthy Features: This property includes a heat recovery system for energy efficiency and boasts unobstructed views of the surrounding nature from both the living area and master suite.
The valuation. The asking price of €589,000 sits significantly above the fair value of €353,622, representing an overpricing of €235,378 (40.0%). This discrepancy suggests limited upside potential for buyers seeking value.
Fair value modelled at €353,622 from the area baseline, adjusted for condition and location. Asking €589,000 sits €235,378 (40.0%) above — overpriced versus fair value.
Asking €589,000 versus the rua das Tilias, 8 area baseline of €405,744 (€1,712/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 80 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 65 · Amenities 60 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua das Tilias, 8
Area baseline €405,744 + condition -€741 + location +€22,562 = modelled fair value of €353,622 (€1,492/m²), a €235,378 (40.0%) gap versus the €589,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Tilias, 8 | Subject | €589,000 | €2,485 | — | 70 | 67 |
| rua Campinhos | Active | €325,000 | €2,539 | 2.2% | 80 | 78 |
| Água Longa · e40b0b | Active | €520,000 | €2,737 | 10.1% | — | 67 |
| Agrela · 4a7dbe | Active | €162,500 | €3,250 | 30.8% | 60 | 68 |
| Agrela · ba3b51 | Active | €248,000 | €2,611 | 5.0% | 70 | 78 |
| Median comp | €286,500 | €2,674 | 7.6% | 70 | 73 |
Long-term rental The property is overpriced at €589,000, significantly higher than the fair value of €353,622, leading to a concerning gap of 40%. With a gross yield of only 4%, the financial returns on a long-term rental would be limited given the elevated purchase price. Family rental At a listing price of €589,000, this property does not present a compelling investment for family rental, as it is overpriced compared to the fair value of €353,622. The gross yield of 4% may not attract families seeking affordable housing options in a suburban area. Buy-and-hold Investing in this property as a buy-and-hold strategy does not appear promising, considering it is priced 40% above the fair value of €353,622. The expected growth in value may not justify the initial investment, especially with a modest gross yield of 4% in a neighborhood with a rating of 67/100.
Economic vulnerability The economic stability score of 75 suggests a moderate risk, while the tenant stability score of 65 indicates a higher likelihood of turnover and potential income loss.
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