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 apartment of 160 m² on the 2nd floor, built in 1995, energy rating C. Located Aves parish, Santo Tirso municipality, Porto district. Unique Balconies: The master suite features an exclusive personal balcony, while the living room offers direct access to another private balcony, enhancing outdoor enjoyment and relaxation.
The valuation. The asking price of €287,000 is significantly above the fair value of €247,670, representing an overvaluation of €39,330 (13.7%). This price discrepancy warrants cautious consideration for potential investors.
Fair value modelled at €247,670 from the area baseline, adjusted for condition and location. Asking €287,000 sits €39,330 (13.7%) above — overpriced versus fair value.
Asking €287,000 versus the Aves, Santo Tirso, Porto area baseline of €224,000 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 70 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Aves, Santo Tirso, Porto
Area baseline €224,000 + condition +€5,750 + location +€17,920 = modelled fair value of €247,670 (€1,548/m²), a €39,330 (13.7%) gap versus the €287,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aves · 99f1b9 | Subject | €287,000 | €1,794 | — | 74 | 70 |
| Aves · 023a21 | Active | €259,000 | €2,123 | 18.4% | 78 | 66 |
| praça de Bom Nome | Active | €259,000 | €2,214 | 23.4% | 66 | 67 |
| Aves · 4b792b | Active | €249,900 | €2,336 | 30.2% | 80 | 65 |
| Aves · 4bbb04 | Active | €259,900 | €2,241 | 24.9% | 80 | 70 |
| Median comp | €259,000 | €2,228 | 24.2% | 79 | 67 |
Family rental Despite its spacious 160m² layout, the 3-bed apartment in Aves is currently overpriced at €287,000, which exceeds the fair value of €247,670 by 13.7%. The area's average tenant quality and decent condition of 77/100 do not compensate for the financial overreach, making it less attractive for a family rental. Buy-and-hold While the proximity to Braga enhances economic and educational access, the property’s current price point is not justified, being 13.7% above its fair value. The absence of yield and an overall neighborhood score of 70/100 suggest that holding this property would not yield favorable returns in the long term. Long-term rental With a gross yield of 0%, the apartment's listing price is out of sync with its fair value, creating a 13.7% premium. Furthermore, the neighborhood's moderate score of 70/100 impedes the viability of this property as a long-term rental investment due to its overpriced nature.
Moderate Economic Risk The economic stability score of 65/100 suggests potential fluctuations in the market that could impact property value and tenant demand negatively.
