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 127 m², built in 2003, energy rating C. Located on rua Alice Cruz, Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: The apartment boasts an extraordinary continuous balcony that enhances its outdoor living space and is situated in a privileged area with quick access to major highways.
The valuation. The asking price of €340,000 is significantly above the fair value of €199,290, marking an overpricing of €140,710 (41.4%). This positions the property as a less desirable investment due to its inflated price.
Fair value modelled at €199,290 from the area baseline, adjusted for condition and location. Asking €340,000 sits €140,710 (41.4%) above — overpriced versus fair value.
Asking €340,000 versus the rua Alice Cruz area baseline of €315,722 (€2,486/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 50 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Alice Cruz
Area baseline €315,722 + condition +€2,778 + location +€3,853 = modelled fair value of €199,290 (€1,569/m²), a €140,710 (41.4%) gap versus the €340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alice Cruz | Subject | €340,000 | €2,677 | — | 74 | 55 |
| Vila do Conde · 90d90c | Active | €315,000 | €3,150 | 17.7% | 80 | 58 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · ba3ef7 | Active | €250,000 | €2,747 | 2.6% | 74 | 64 |
| Vila do Conde · cfe2a6 | Active | €230,000 | €3,026 | 13.0% | 72 | 69 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · b7c31a | Active | €340,000 | €13,600 | 408.0% | 73 | 59 |
| Median comp | €282,500 | €3,088 | 15.3% | 74 | 62 |
Value-add renovation The prospective return from a value-add renovation is undermined by the property's current listing price, which is 41.4% above its fair value. Given the existing condition score of 76/100, substantial capital investment would be required to realize any significant enhancement in value. Long-term rental With a gross yield of only 3.3% and a fair value 41.4% below the asking price, the long-term rental strategy appears limited and less attractive. The neighborhood's low score of 55/100 suggests that tenant quality may also be compromised, further diminishing rental prospects. Family rental The property may not serve well as a family rental due to its overpriced status, with a significant gap of 41.4% from fair value. Additionally, the neighborhood's rating of 55/100 could impact family desirability, making it less appealing for this target market.
Tenant turnover risk With a tenant stability score of 60/100, there is a potential risk of increased tenant turnover, which may result in higher vacancy rates and reduced rental income.
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