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 117 m², built in 2001, energy rating C. Located on praça de Bom Nome, Aves parish, Santo Tirso municipality, Porto district. Noteworthy Features: The apartment includes a 13 m² south-facing balcony, perfect for enjoying sunny afternoons, alongside a convenient pantry and independent laundry space. Condition Notes: Minor maintenance is required.
The valuation. The asking price of €259,000 is significantly above the fair value of €152,087, reflecting an overpricing of €106,913 (41.3%). This valuation suggests that the property is not a financially sound investment at its current price.
Fair value modelled at €152,087 from the area baseline, adjusted for condition and location. Asking €259,000 sits €106,913 (41.3%) above — overpriced versus fair value.
Asking €259,000 versus the praça de Bom Nome area baseline of €194,103 (€1,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 66 · Materials 65 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 65 · Economic 65 · Tenant Quality 68). Strong amenities and housing-market momentum support a premium to baseline.
praça de Bom Nome
Area baseline €194,103 + condition -€22,852 + location +€11,138 = modelled fair value of €152,087 (€1,300/m²), a €106,913 (41.3%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Bom Nome | Subject | €259,000 | €2,214 | — | 66 | 67 |
| Aves · 99f1b9 | Active | €287,000 | €1,794 | 19.0% | 74 | 70 |
| Aves · 023a21 | Active | €259,000 | €2,123 | 4.1% | 78 | 66 |
| Aves · 4b792b | Active | €249,900 | €2,336 | 5.5% | 80 | 65 |
| Aves · 389954 | Active | €259,900 | €3,375 | 52.5% | 85 | 68 |
| Median comp | €259,450 | €2,230 | 0.7% | 79 | 67 |
Family rental The 2-bed apartment in Santo Tirso is overpriced by 41.3%, making it an unappealing option for family rentals given its limited gross yield of 3.2%. Additionally, its condition and neighborhood scores suggest that it may not attract families seeking quality housing. Long-term rental Despite its proximity to Porto, the apartment's substantial overpricing at €259,000 compared to a fair value of €152,087 limits its potential as a long-term rental investment. The low yield of 3.2% further indicates that this property may fail to generate satisfactory returns over time. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its significant overpricing, which stands at 41.3% above the estimated fair value. The modest yield of 3.2% coupled with the property's condition may hinder long-term growth and appreciation potential.
Economic vulnerability With an economic stability score of 65/100, there's a risk that economic downturns could adversely affect rental income and property value due to potential tenant turnover and decreased demand.
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