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 159 m², built in 1994, energy rating C. Located on avenida Cidade de Tulle, Silvares, Pias, Nogueira e Alvarenga parish, Lousada municipality, Porto district. Noteworthy Features: Conveniently situated near various public and private services, this property also boasts a furnished kitchen with upscale appliances, enhancing its appeal for modern living.
The valuation. The asking price of €248,000 exceeds the fair value of €245,270 by €2,730 (1.1%), suggesting the property is overpriced. Potential investors should approach with caution and consider the implications of the elevated asking price.
Fair value modelled at €245,270 from the area baseline, adjusted for condition and location. Asking €248,000 sits €2,730 (1.1%) above — overpriced versus fair value.
Asking €248,000 versus the avenida Cidade de Tulle area baseline of €232,776 (€1,464/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 64/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Tulle
Area baseline €232,776 + condition -€9,441 + location +€13,507 = modelled fair value of €245,270 (€1,543/m²), a €2,730 (1.1%) gap versus the €248,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Tulle | Subject | €248,000 | €1,560 | — | 70 | 64 |
| Cristelos, Boim e Ordem · f363ed | Active | €275,000 | €1,536 | 1.5% | 74 | 68 |
| Cristelos, Boim e Ordem · 90d946 | Active | €309,000 | €1,679 | 7.7% | — | 57 |
| Silvares, Pias, Nogueira e Alvarenga · 65a60a | Active | €175,000 | €1,882 | 20.6% | 70 | 65 |
| Cristelos, Boim e Ordem · 938539 | Active | €220,000 | €1,317 | 15.5% | 67 | 60 |
| Median comp | €247,500 | €1,608 | 3.1% | 70 | 63 |
Long-term rental The property's listing price of €248,000 suggests a modest yield of 3.1%, which does not sufficiently compensate for the 1.1% premium over the fair value of €245,270. With a neighborhood quality score of 64/100 and a condition rating of 71/100, this property may struggle to attract long-term tenants seeking value. Family rental While the unit is located in a safe suburban area, the 1.1% gap over the fair value indicates that the current price of €248,000 is above what families typically budget for such accommodations. This, coupled with the neighborhood rating of 64/100, may deter families looking for competitive pricing in a quality living environment. Buy-and-hold Investing in this property for a buy-and-hold strategy is less appealing given its current overpricing at €248,000, just above the fair value of €245,270. The modest gross yield of 3.1% does not justify the entry price, indicating that long-term value appreciation may not align with investor expectations for this suburban location.
Economic and Tenant Instability The property faces a significant risk due to its average economic stability score of 65/100 and tenant stability score of 65/100, indicating potential challenges in maintaining occupancy and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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