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.
3-bedroom, 2-bathroom apartment of 130 m², built in 2003, energy rating F. Located on rua de Aveleda, Termas de São Vicente parish, Penafiel municipality, Porto district. Noteworthy Features: The apartment includes a large closed garage and an independent entrance, ensuring complete privacy and convenience for the residents.
The valuation. The asking price of €275,000 is significantly above the fair value of €186,674, marking a difference of €88,327 (32.1%). This property is considered overpriced based on current market conditions.
Fair value modelled at €186,674 from the area baseline, adjusted for condition and location. Asking €275,000 sits €88,327 (32.1%) above — overpriced versus fair value.
Asking €275,000 versus the rua de Aveleda area baseline of €187,460 (€1,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 76 · Materials 74 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 62/100 (Housing Market 65 · Amenities 60 · Economic 65 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua de Aveleda
Area baseline €187,460 + condition -€4,063 + location +€8,736 = modelled fair value of €186,674 (€1,436/m²), a €88,327 (32.1%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Aveleda | Subject | €275,000 | €2,115 | — | 76 | 62 |
| avenida de Cabeça Santa, 575 | Active | €230,000 | €1,840 | 13.0% | 65 | 60 |
| Cabeça Santa · 4ba481 | Active | €264,900 | €1,879 | 11.2% | 70 | 64 |
| rua João Paulo II | Active | €240,000 | €1,805 | 14.7% | 72 | 65 |
| Valpedre · 82c70f | Active | €239,000 | €2,096 | 0.9% | 73 | 62 |
| Median comp | €239,500 | €1,860 | 12.1% | 71 | 63 |
Long-term rental While the property in Termas de São Vicente has a significant gap of 32.1% above fair value, the current yield of 0% gross indicates that potential rental income may not justify the investment. With a condition score of 73/100 and a neighbourhood rating of 62/100, the property lacks the attractiveness needed to entice dependable long-term tenants. Buy-and-hold Investing in this 3-bed apartment as a buy-and-hold strategy appears questionable, given that it is overvalued by 32.1% compared to its fair value. Additionally, the unimpressive yield and moderate neighbourhood ratings suggest the potential for declining property value in upcoming years rather than appreciation. Family rental Despite its suitability for families, this property is priced 32.1% above its fair market value, presenting a challenge for maximizing rental income. The combination of a competitive rental market and a 0% gross yield suggests an unappealing investment for family rental purposes due to its lack of financial return.
Tenant turnover risk With a tenant stability score of 60/100, there is a heightened risk of tenant turnover, which may lead to increased vacancy rates and additional costs for re-leasing the property.
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