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 €281,120 (€1,757/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 €281,120 + 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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
