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 house of 105 m², built in 1938. Located on rua Santo André, 364, Aves parish, Santo Tirso municipality, Porto district. This property features a generous 1,231m² garden space ideal for outdoor expansion or landscaping, and is conveniently situated within walking distance of Vila das Aves amenities.
The valuation. The asking price of €165,000 stands at a substantial €75,981 (46.0%) above the fair value of €89,019, indicating that the property is overpriced. This discrepancy suggests that potential buyers should proceed with caution. Buy-to-flip angle. The flipping strategy would focus on renovating the property to increase its market appeal and value, targeting a resale at a higher price point. Given its current condition, significant investment in upgrades is necessary. Buy-to-let angle. The estimated rental income of €674 per month translates to a gross yield of 4.9%, making it a moderate investment for long-term rental strategies. However, the basic materials may affect tenant demand and rental longevity.
Fair value modelled at €89,019 from the area baseline, adjusted for condition and location. Asking €165,000 sits €75,981 (46.0%) above — overpriced versus fair value.
Asking €165,000 versus the rua Santo André, 364 area baseline of €184,485 (€1,757/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 (Condition 33 · Materials 38 · Room dimensions 37). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 65 · Amenities 55 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Santo André, 364
Area baseline €184,485 + condition -€65,625 + location +€7,644 = modelled fair value of €89,019 (€848/m²), a €75,981 (46.0%) gap versus the €165,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santo André, 364 | Subject | €165,000 | €1,571 | — | 33 | 63 |
| Aves · 6fb8bc | Active | €199,500 | €1,096 | 30.2% | 25 | 63 |
| rua de Chãos | Active | €409,000 | €1,482 | 5.7% | — | 63 |
| Aves · 389329 | Active | €300,000 | €1,200 | 23.6% | 65 | 63 |
| rua Honoré Vavasseur, 113 | Active | €499,000 | €998 | 36.5% | — | 67 |
| Median comp | €354,500 | €1,148 | 26.9% | 45 | 63 |
Long-term rental The property is overpriced at €165,000, with a fair value assessed at €89,019, indicating a 46.0% gap. Given its low condition score of 35/100, the long-term rental return may fail to justify this inflated price point. Family rental While the property could appeal to families with its 2-bed layout, the high asking price of €165,000, compared to a fair value of €89,019, makes it a less attractive option. The 63/100 neighbourhood rating suggests some amenities, but the property’s yield of 4.9% is not compelling when weighed against its condition. Buy-and-hold Although the buy-and-hold strategy may offer potential in a growing area like Santo Tirso, the current listing price of €165,000 is significantly above its fair value of €89,019. This discrepancy, coupled with the property's low condition score, raises concerns about future appreciation and rental income potential.
Economic Vulnerability With an economic stability score of 60/100, the property may face risks from fluctuating local economic conditions, potentially impacting rental income and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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