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 89 m², built in 2020, energy rating F. Located César parish, Oliveira de Azeméis municipality, Aveiro district. Noteworthy Features: This apartment benefits from its proximity to key amenities in a tranquil neighborhood, as well as an adaptable extra room ideal for a home office or storage needs.
The valuation. The asking price of €130,000 is significantly above the fair value of €46,941, representing an overpricing of €83,059 (63.9%). This property does not present a viable investment opportunity based on current market valuations.
Fair value modelled at €46,941 from the area baseline, adjusted for condition and location. Asking €130,000 sits €83,059 (63.9%) above — overpriced versus fair value.
Asking €130,000 versus the César, Oliveira de Azeméis, Aveiro area baseline of €87,932 (€988/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 (Condition 40 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 58/100 (Housing Market 60 · Amenities 55 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
César, Oliveira de Azeméis, Aveiro
Area baseline €87,932 + condition -€43,805 + location +€2,814 = modelled fair value of €46,941 (€527/m²), a €83,059 (63.9%) gap versus the €130,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| César · 897e46 | Subject | €130,000 | €1,461 | — | 40 | 58 |
| rua Sociedade Columbófila, 317 | Active | €155,000 | €2,583 | 76.9% | 64 | 73 |
| Lomba · 0901cc | Active | €215,000 | €2,867 | 96.3% | 70 | 67 |
| Rio Mau · 49b812 | Active | €200,000 | €1,802 | 23.4% | 75 | 60 |
| estrada Riomeão Lusopark | Active | €200,000 | €2,020 | 38.3% | 30 | 65 |
| Median comp | €200,000 | €2,302 | 57.6% | 67 | 66 |
Long-term rental The property is not ideal for long-term rental given its current pricing at €130,000, which is a staggering 63.9% above its fair value of €46,941. With a yield of only 5.2% and the condition rated at 44/100, the investment does not justify the high cost compared to the potential rental income. Family rental As a family rental, this apartment's asking price significantly exceeds its fair value by 63.9%, making it an unappealing option for families seeking affordable housing. The neighborhood score of 58/100 and the condition rating of 44/100 further indicate that this property does not meet the expectations of quality and value important to family tenants.
Tenant turnover risk The tenant stability score of 60/100 suggests a moderate risk of high turnover, which could lead to increased vacancy rates and potential loss of rental income.
