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, 2-bathroom apartment of 122 m², built in 2004, energy rating C. Located Aves parish, Santo Tirso municipality, Porto district. Noteworthy features: This apartment includes a dedicated laundry area, enhancing functional living, and boasts air conditioning for added comfort during warm months.
The valuation. The asking price of €259,000 is significantly above fair value of €193,741, representing an excess of €65,259, or 25.2%. This property is thus deemed overpriced. Buy-to-flip angle. A potential buy-to-flip strategy could involve renovations to enhance appeal, aiming for a resale price that surpasses the €259,000 asking price. Quick turnover may yield a substantial profit. Buy-to-let angle. With an estimated rental income of €712 per month, this translates to a gross yield of 3.3%. The family rental strategy targets stable tenants in a mixed neighborhood near Braga, ensuring consistent cash flow.
Fair value modelled at €193,741 from the area baseline, adjusted for condition and location. Asking €259,000 sits €65,259 (25.2%) above — overpriced versus fair value.
Asking €259,000 versus the Aves, Santo Tirso, Porto area baseline of €170,800 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 65 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Aves, Santo Tirso, Porto
Area baseline €170,800 + condition +€12,009 + location +€10,931 = modelled fair value of €193,741 (€1,588/m²), a €65,259 (25.2%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aves · 023a21 | Subject | €259,000 | €2,123 | — | 78 | 66 |
| Aves · 99f1b9 | Active | €287,000 | €1,794 | 15.5% | 74 | 70 |
| Aves · 4b792b | Active | €249,900 | €2,336 | 10.0% | 80 | 65 |
| Aves · 4bbb04 | Active | €259,900 | €2,241 | 5.5% | 80 | 70 |
| praça de Bom Nome | Active | €259,000 | €2,214 | 4.3% | 66 | 67 |
| Median comp | €259,450 | €2,228 | 4.9% | 77 | 69 |
Long-term rental The 2-bed apartment in Aves, Santo Tirso is currently priced at €259,000, representing a 25.2% gap above its fair value of €193,741, indicating potential challenges in achieving sustainable rental returns. With a gross yield of only 3.3%, this property may not provide sufficient cash flow to justify its overvalued price. Family rental Despite the potential for family tenants in the area, the 25.2% premium over fair value at €259,000 raises concerns regarding the property’s attractiveness to budget-conscious renters. Coupled with a moderate neighbourhood score of 66/100, this apartment may struggle to compete effectively in the family rental market. Buy-and-hold Investing in the 2-bed apartment as a buy-and-hold strategy appears risky, as the current listing price significantly exceeds its fair value by 25.2%. At €259,000, the opportunity for capital appreciation seems limited given the economic conditions and neighborhood ratings that reflect a potential lack of strong demand. Not ideal for This property is not suited for the luxury market, as the pricing significantly outweighs the perceived value, limiting its target audience. Additionally, with the gap from fair value, it’s also unsuitable for short-term vacation rental and student housing, where tighter pricing is often expected.
Economic volatility risk The economic stability score of 65 suggests potential fluctuations in market conditions, which could impact tenant retention and property value.
