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 92 m² on the 1st floor, energy rating D. Located on rua Ferreira de Lemos, Santo Tirso, Couto (Santa Cristina e São Miguel) e Burgães parish, Santo Tirso municipality, Porto district. Noteworthy Features: This apartment boasts a spacious entrance hall with ample storage, and large windows ensuring abundant natural light throughout the day, enhancing its tranquil atmosphere.
The valuation. The asking price of €282,500 sits €23,458 (9.1%) above the fair value of €259,042, indicating a fair assessment of the property’s market position without any immediate concerns regarding overpricing.
Fair value modelled at €259,042 from 6 comparable sales in the area. Asking €282,500 sits €23,458 (9.1%) above — overpriced versus fair value.
Asking €282,500 versus the rua Ferreira de Lemos area baseline of €212,286 (€2,307/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €212,286, adjusted for condition and micro-location, gives a modelled fair value of €259,042 (€2,816/m²), a €23,458 (9.1%) gap versus the €282,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ferreira de Lemos | Subject | €282,500 | €3,071 | — | 75 | 71 |
| rua Ferreira de Lemos, 490 | Active | €282,500 | €2,478 | 19.3% | 72 | 72 |
| Santo Tirso, Couto (Santa Cristina e São Miguel) e Burgães · 937399 | Active | €259,000 | €2,943 | 4.2% | 73 | 67 |
| rua da Ermida | Active | €205,000 | €2,563 | 16.5% | 72 | 72 |
| rua José Luís de Andrade, 63 | Active | €170,000 | €3,469 | 13.0% | 78 | 64 |
| Median comp | €232,000 | €2,753 | 10.3% | 73 | 70 |
Long-term rental This property presents a fair investment opportunity for long-term rental, with a gross yield of 3.4%, which is reasonable in relation to market standards. However, its listing price is 9.1% above the fair value, suggesting limited potential for rental price appreciation in the current market. Family rental Given its size and location in Santo Tirso, this 2-bed apartment is well-suited for family rentals, appealing to tenants in a residential neighborhood. Still, the property is priced 9.1% over its fair value, limiting immediate investment upside in terms of cash flow. Buy-and-hold The property could serve as a stable buy-and-hold investment, offering decent long-term potential due to its relatively good condition rated at 79/100. Nonetheless, it currently sits at 9.1% above the fair value, indicating a cautious approach is warranted when considering future value appreciation. Not ideal for short-term vacation rental The local market dynamics and property characteristics do not favor this investment strategy due to the area's distinct residential focus. Consequently, any potential short-term returns would likely not justify the property's current price point. Not ideal for luxury market Since this property lacks the high-end features usually sought after in the luxury segment, it does not align well with luxury market demands. Thus, its pricing at 9.1% above fair value further detracts from its potential appeal in this competitive arena.
Economic and Tenant Stability Risk The relatively low tenant stability score of 65/100 suggests a potential for higher turnover rates, which can increase vacancy costs and overall financial instability for the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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