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, 3-bathroom apartment of 286 m² on the 2nd floor, built in 2015, energy rating D. Located on rua Tia Adelina Coelha, 10, Aver-o-Mar, Amorim e Terroso parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: This apartment boasts a private gym and an elegant ethanol fireplace in the living area, enhancing comfort and luxury living by the beach.
The valuation. The asking price of €565,000 sits €27,438 (4.6%) below the fair value of €592,438, indicating it is fairly priced in the current market context. This positions the property as a competitive option for prospective investors. Buy-to-flip angle. A buy-to-flip strategy may yield substantial returns by leveraging the apartment's high-end finishes and unique design to attract buyers willing to pay a premium upon resale. Targeting the affluent buyer market can maximize profit potential. Buy-to-let angle. The rental income strategy focuses on long-term leasing due to the apartment's deluxe features and family-friendly environment, despite an initial gross yield of 0%. The proximity to Braga enhances the appeal for potential tenants seeking economic and educational opportunities.
Fair value modelled at €592,438 from 6 comparable sales in the area. Asking €565,000 sits €27,438 (4.6%) below — the upside to fair value.
Asking €565,000 versus the rua Tia Adelina Coelha, 10 area baseline of €424,340 (€1,484/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €424,340, adjusted for condition and micro-location, gives a modelled fair value of €592,438 (€2,071/m²), a €27,438 (4.6%) gap versus the €565,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tia Adelina Coelha, 10 | Subject | €565,000 | €1,976 | — | 80 | 66 |
| rua Gomes de Amorim | Active | €385,000 | €1,964 | 0.6% | 77 | 56 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 43927f | Active | €310,000 | €2,168 | 9.7% | 75 | 60 |
| rua António Gonçalves Silva, 516 | Active | €198,000 | €1,980 | 0.2% | 75 | 58 |
| avenida Vasco da Gama, 64 | Active | €385,000 | €2,163 | 9.5% | 85 | 63 |
| Median comp | €347,500 | €2,072 | 4.9% | 76 | 59 |
Long-term rental The property is fairly valued at €565,000, only 4.6% below the fair value of €592,438. With a gross yield of 0%, it may not generate immediate cash flow, but its decent condition could attract stable long-term tenants due to its proximity to Braga's economic opportunities. Family rental As a fairly priced asset, this 3-bed apartment can provide a comfortable living space for families seeking stability in Póvoa de Varzim. Its relatively good condition rating of 85/100 and access to nearby amenities could make it an attractive option for families, despite the lack of immediate yield. Buy-and-hold Priced fairly at €565,000, the property reflects a slight gap from its fair value, suggesting balanced investment potential. Holding this asset long-term could benefit from market appreciation over time, particularly in a location influenced by nearby Braga's economic and educational advantages, despite its current yield of 0%. Not ideal for luxury market This apartment does not cater well to the luxury market, as it is fairly priced and lacks the high-end features typical of luxury properties. The neighbourhood's amenities and crime rates further indicate a focus on affordability rather than luxury appeal. Not ideal for short-term vacation rental Overvalued for the short-term vacation rental strategy, this property’s zero gross yield signals limited profitability in that sector. The suburban context and rental dynamics suggest that it is better suited for longer-term tenancies rather than the transient demands of vacationers.
Tenant turnover risk The combination of a tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could potentially affect cash flow if occupancy rates fluctuate.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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