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 101 m², built in 1997, energy rating C. Located on rua 25 de Abril, 254, Agrela parish, Santo Tirso municipality, Porto district. Noteworthy Features: The apartment includes a sunroom for additional light and relaxation, along with a spacious closed garage that provides ample storage space beyond vehicle accommodation.
The valuation. The asking price of €245,000 is significantly above the fair value of €150,765, reflecting an overpricing of €94,235 (38.5%). This discrepancy indicates that potential buyers may need to negotiate aggressively to align with fair market value.
Fair value modelled at €150,765 from the area baseline, adjusted for condition and location. Asking €245,000 sits €94,235 (38.5%) above — overpriced versus fair value.
Asking €245,000 versus the rua 25 de Abril, 254 area baseline of €172,912 (€1,712/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 73 · Materials 79 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 75 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua 25 de Abril, 254
Area baseline €172,912 + condition +€316 + location +€9,050 = modelled fair value of €150,765 (€1,493/m²), a €94,235 (38.5%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril, 254 | Subject | €245,000 | €2,426 | — | 73 | 66 |
| Agrela · ba3b51 | Active | €248,000 | €2,611 | 7.6% | 70 | 78 |
| Seroa · dee44e | Active | €185,000 | €1,542 | 36.4% | 79 | 64 |
| Seroa · dee437 | Active | €135,000 | €3,462 | 42.7% | 75 | 72 |
| rua Campinhos | Active | €325,000 | €2,539 | 4.7% | 80 | 78 |
| Median comp | €216,500 | €2,575 | 6.2% | 77 | 75 |
Long-term rental The current listing price of €245,000 is significantly above the fair value of €150,765, leading to a gap of 38.5%, which limits the potential for positive cash flow or return on investment in the long-term rental market. With a gross yield of 0% and a condition score of 75/100, this property does not present a compelling opportunity for sustained rental income. Family rental Although the property is situated in a suburban area with moderate crime and good access to schools, its listing price of €245,000 exceeds the fair value by 38.5%, indicating it is overpriced for potential family rental use. Families seeking rental options may turn to more reasonably priced alternatives in the market that fit their budget better. Buy-and-hold Investing in a buy-and-hold strategy for this property is unappealing due to its listing price being 38.5% above the fair value, suggesting a lack of appreciation potential. The 0% gross yield further reinforces that holding this property may not deliver the necessary returns over time, making it a less attractive investment choice.
Economic and Tenant Volatility Risk: Both economic stability and tenant stability scores are at 65/100, indicating a moderate risk of economic fluctuations leading to potential vacancies or reduced rental income.
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