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.
4-bedroom, 4-bathroom house of 253 m², built in 2010, energy rating A. Located Água Longa parish, Santo Tirso municipality, Porto district. Noteworthy Features: The property boasts a fantastic terrace with direct garden access, ideal for outdoor entertaining and relaxation, enhancing its appeal within the upscale condominium environment.
The valuation. The asking price of €895,000 significantly exceeds the fair value of €404,904, creating a gap of €490,096 (54.8%). This property is clearly overpriced and does not present a favorable investment opportunity.
Fair value modelled at €404,904 from the area baseline, adjusted for condition and location. Asking €895,000 sits €490,096 (54.8%) above — overpriced versus fair value.
Asking €895,000 versus the Água Longa, Santo Tirso, Porto area baseline of €705,617 (€2,789/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 79 · Materials 85 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Água Longa, Santo Tirso, Porto
Area baseline €705,617 + condition +€20,952 + location +€29,753 = modelled fair value of €404,904 (€1,600/m²), a €490,096 (54.8%) gap versus the €895,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Água Longa · 4d47b7 | Subject | €895,000 | €3,538 | — | 79 | 71 |
| rua das Tilias, 8 | Active | €589,000 | €2,485 | 29.7% | 70 | 67 |
| rua Campinhos | Active | €325,000 | €2,539 | 28.2% | 80 | 78 |
| Água Longa · e40b0b | Active | €520,000 | €2,737 | 22.6% | — | 67 |
| Agrela · 4a7dbe | Active | €162,500 | €3,250 | 8.1% | 60 | 68 |
| Median comp | €422,500 | €2,638 | 25.4% | 70 | 68 |
Long-term rental The current asking price of €895,000 reveals a significant premium over the fair value of €404,904, indicating that this property is overpriced by 54.8%. Despite a decent gross yield of 4.1%, the inflated purchase price could lead to lower overall returns for long-term investors. Family rental At €895,000, the property exceeds its fair value by 54.8%, suggesting that it is overpriced for potential family rental opportunities. While the good neighborhood ratings provide a welcoming environment, the excessive cost hampers the viability of attracting long-term family tenants. Buy-and-hold This property's listing price of €895,000 compared to its fair value of €404,904, reflects a concerning 54.8% overpricing that undermines its suitability for a buy-and-hold investment strategy. Long-term appreciation may be hindered by the disparity in price versus value, posing increased risks for future investors.
Economic fluctuation risk A moderate economic stability score of 70 may indicate potential fluctuations in local market conditions, affecting overall investment returns and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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