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, 1-bathroom apartment of 116 m², energy rating D. Located Aves parish, Santo Tirso municipality, Porto district. This apartment features a fully equipped kitchen with modern appliances and ample storage, enhancing functionality while maintaining a cohesive, stylish design throughout the living spaces.
The valuation. The asking price of €259,900 exceeds the fair value of €189,348 by €70,552, or 27.1%. This property is overpriced according to current market conditions.
Fair value modelled at €189,348 from the area baseline, adjusted for condition and location. Asking €259,900 sits €70,552 (27.1%) above — overpriced versus fair value.
Asking €259,900 versus the Aves, Santo Tirso, Porto area baseline of €192,444 (€1,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 65 · Economic 65 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Aves, Santo Tirso, Porto
Area baseline €192,444 + condition +€13,956 + location +€12,992 = modelled fair value of €189,348 (€1,632/m²), a €70,552 (27.1%) gap versus the €259,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aves · 4bbb04 | Subject | €259,900 | €2,241 | — | 80 | 70 |
| Aves · 4b792b | Active | €249,900 | €2,336 | 4.2% | 80 | 65 |
| Aves · 4bc0f5 | Active | €225,900 | €2,510 | 12.0% | 80 | 66 |
| Aves · 389954 | Active | €259,900 | €3,375 | 50.6% | 85 | 68 |
| Aves · 023a21 | Active | €259,000 | €2,123 | 5.2% | 78 | 66 |
| Median comp | €254,450 | €2,423 | 8.1% | 80 | 66 |
Family rental This 2-bed apartment in Aves, listed at €259,900, is overpriced with a fair value of €189,348, indicating a gap of 27.1%. Given its neighborhood score of 70/100, while it may attract families, the rental yield of 3.1% suggests lower profitability for long-term family tenants. Long-term rental With a gross yield of only 3.1%, the €259,900 price tag for this apartment exceeds the fair value of €189,348 significantly, making it overpriced by 27.1%. Its decent condition score of 83/100 may not compensate for the lack of strong rental returns in a market marked by a fair value assessment. Buy-and-hold Investing in this 2-bed apartment in Aves, priced at €259,900, is not advisable due to its overpriced status with a 27.1% gap against its fair value of €189,348. While the proximity to Braga and a neighborhood score of 70/100 may suggest future appreciation, the current valuation implies limited long-term gains relative to market expectations.
Economic Vulnerability With an economic stability score of 65/100, there is a risk of potential economic downturns negatively impacting property values and tenant demand.
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