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.
0-bedroom, 0-bathroom mix_use_building of 232 m², built in 2025, energy rating A. Located on rua de José Rabumba, Glória e Vera Cruz parish, Aveiro municipality, Aveiro district. Located near Aveiro's central canal, this property benefits from existing rental income and licensed tourist accommodation, ensuring immediate cash flow and investment security.
The valuation. The asking price of €1,450,000 significantly exceeds the fair value of €400,986, resulting in an overvaluation of €1,049,014 (72.3%). This pricing indicates that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy may not be ideal given the high asking price; gaining significant profit would require substantial renovations and a favorable market. Buy-to-let angle. With a gross yield of 0%, the property currently does not generate rental income. However, it could attract students and young professionals post-renovation, capitalizing on the local demand in this university city.
Fair value modelled at €400,986 from the area baseline, adjusted for condition and location. Asking €1,450,000 sits €1,049,014 (72.3%) above — overpriced versus fair value.
Asking €1,450,000 versus the rua de José Rabumba area baseline of €557,264 (€2,402/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 60 · Amenities 70 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de José Rabumba
Area baseline €557,264 + condition +€27,188 + location +€21,158 = modelled fair value of €400,986 (€1,728/m²), a €1,049,014 (72.3%) gap versus the €1,450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de José Rabumba | Subject | €1,450,000 | €6,250 | — | 80 | 65 |
| Esgueira · 8d9f94 | Active | €230,000 | €3,833 | 38.7% | — | 63 |
| rua de João Afonso de Aveiro, 21 | Active | €2,150,000 | €3,746 | 40.1% | — | 66 |
| São Bernardo · 8bef20 | Active | €350,000 | €1,094 | 82.5% | 62 | 69 |
| Gafanha da Nazaré · fad83a | Active | €180,000 | €1,782 | 71.5% | 50 | 65 |
| Median comp | €290,000 | €2,764 | 55.8% | 56 | 66 |
Long-term rental This property is not positioned for success in the long-term rental market, as its listing price of €1,450,000 is considerably higher than the fair value of €400,986, indicating a 72.3% gap. With a gross yield of 0% and a neighbourhood quality score of 65/100, the investment does not align with sustainable rental income potential. Student housing Given Aveiro's vibrant student population, the property could have potential for student housing; however, the purchase price of €1,450,000 far exceeds the fair value of €400,986, showing a significant gap of 72.3%. Additionally, the neighbourhood score of 65/100 suggests that while the area attracts students, the investment's high cost makes it less appealing for this strategy. Value-add renovation Investing in value-add renovations would typically seek to improve a property’s appeal, yet this property’s price of €1,450,000 compared to a fair value of €400,986 demonstrates it is priced 72.3% too high. Although the building condition is reasonably good at 83/100, the substantial mismatch in pricing restricts the feasibility of generating an attractive return post-renovation.
Economic and Tenant Stability Risk The property's economic stability score of 65/100 and tenant stability score of 65/100 suggest a moderate risk of fluctuating rental income and potential vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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