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, 1-bathroom apartment of 120 m² on the 2nd floor, energy rating B. Located on urbanização Bom Nome, 1, Aves parish, Santo Tirso municipality, Porto district. Noteworthy Features: The apartment boasts a unique closed laundry area and a wine cellar, maximizing storage and enhancing lifestyle convenience in the vibrant Vila das Aves. Location Advantage: Just steps away from essential services, it offers unbeatable accessibility for daily living.
The valuation. The asking price of €275,000 is significantly above the fair value of €190,424, indicating an overvaluation of €84,577 (30.8%). This property is currently considered overpriced due to its asking price.
Fair value modelled at €190,424 from the area baseline, adjusted for condition and location. Asking €275,000 sits €84,577 (30.8%) above — overpriced versus fair value.
Asking €275,000 versus the urbanização Bom Nome, 1 area baseline of €210,840 (€1,757/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 63/100 (Housing Market 65 · Amenities 55 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Bom Nome, 1
Area baseline €210,840 + condition +€13,687 + location +€8,736 = modelled fair value of €190,424 (€1,587/m²), a €84,577 (30.8%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Bom Nome, 1 | Subject | €275,000 | €2,292 | — | 78 | 63 |
| Aves · 023a21 | Active | €259,000 | €2,123 | 7.4% | 78 | 66 |
| Aves · 4bc0f5 | Active | €225,900 | €2,510 | 9.5% | 80 | 66 |
| Aves · 389954 | Active | €259,900 | €3,375 | 47.3% | 85 | 68 |
| Aves · 99f1b9 | Active | €287,000 | €1,794 | 21.7% | 74 | 70 |
| Median comp | €259,450 | €2,317 | 1.1% | 79 | 67 |
Family rental The 2-bed apartment in Santo Tirso, priced at €275,000, is currently overpriced with a significant gap of 30.8% against its fair value of €190,424. With a gross yield of only 3.1%, this property is unlikely to attract families seeking value for money in a suburban setting. Long-term rental Despite the moderate urban influence and decent amenities, the asking price of €275,000 indicates that this property is overpriced when compared to its fair value of €190,424. The low yield of 3.1% further complicates its viability as a long-term rental investment for landlords looking for attractive returns. Buy-and-hold At a valuation of €275,000, the 2-bed apartment in Aves falls short of being an ideal buy-and-hold investment due to being overpriced by 30.8% relative to its fair value of €190,424. With a gross yield of just 3.1%, investors may find better opportunities elsewhere that provide more favorable long-term growth potential.
Economic Sensitivity Risk With an economic stability score of 60/100, the property may be vulnerable to downturns in the local economy which can affect rental income and vacancy rates negatively.
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