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, 3-bathroom mix_use_building of 380 m², energy rating E. Located on rua Alão de Morais, 88, São João da Madeira parish, São João da Madeira municipality, Aveiro district. Noteworthy Features: This mixed-use building includes two ground-floor commercial units with active lease contracts, ensuring a steady cash flow alongside residential income potential.
The valuation. The asking price of €450,000 sits €37,644 (8.4%) above the fair value of €412,356. This property is considered overpriced based on current market conditions.
Fair value modelled at €412,356 from the area baseline, adjusted for condition and location. Asking €450,000 sits €37,644 (8.4%) above — overpriced versus fair value.
Asking €450,000 versus the rua Alão de Morais, 88 area baseline of €715,920 (€1,884/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 (Condition 40 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 62/100 (Housing Market 65 · Amenities 55 · Economic 60 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Alão de Morais, 88
Area baseline €715,920 + condition -€192,969 + location +€27,725 = modelled fair value of €412,356 (€1,085/m²), a €37,644 (8.4%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alão de Morais, 88 | Subject | €450,000 | €1,184 | — | 40 | 62 |
| São João da Madeira · 8d9fb8 | Active | €325,000 | €464 | 60.8% | — | 58 |
| São João da Madeira · 8d9fbc | Active | €250,000 | €794 | 33.0% | 20 | 58 |
| Macieira de Sarnes · 52306f | Active | €425,000 | €833 | 29.6% | 65 | 58 |
| São João da Madeira · 60334a | Active | €165,000 | €367 | 69.0% | 70 | 60 |
| Median comp | €287,500 | €629 | 46.9% | 65 | 58 |
Long-term rental Given the property’s listing price of €450,000, which is 8.4% higher than the fair value of €412,356, it poses a challenge for long-term rental viability, especially with a 0% gross yield and a neighborhood score of only 62/100. The mix of industrial and residential use may attract tenants; however, the current condition rating of 43/100 indicates the property requires significant improvements to command competitive rental rates. Value-add renovation With a condition score of 43/100 and an identified fair value gap of 8.4%, the potential for value-add renovation exists, yet the property is overpriced at €450,000 compared to its fair valuation of €412,356. Any renovations will need to address significant deficiencies in the existing structure while carefully considering the neighborhood's modest score of 62/100 to ensure returns align with investment expectations. Family rental The property’s blend of industrial and residential characteristics might appeal to families looking for affordable rental options, but at €450,000, it is overpriced relative to its fair value of €412,356 and offers a yield of 0%. Additionally, with a neighborhood score of only 62/100, families may prioritize better-located properties for their rental needs, limiting marketability at this price point.
Economic Vulnerability The property has a relatively low economic stability score of 60/100, indicating a potential risk of economic downturn affecting rental income and property value.**
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