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 88 m² on the 1st floor, built in 1976, energy rating C. Located on rua Gomes de Amorim, 703, Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: The apartment boasts a generous balcony with unobstructed sea views and is only 200m from the beach, ensuring a blend of tranquility and coastal living.
The valuation. The asking price of €245,000 is significantly above fair value, which is estimated at €202,478, resulting in an overpricing of €42,522 (21.0%). This discrepancy suggests that the property is not a competitive option in the current market.
Fair value modelled at €202,478 from 5 comparable sales in the area. Asking €245,000 sits €42,522 (21.0%) above — overpriced versus fair value.
Asking €245,000 versus the rua Gomes de Amorim, 703 area baseline of €152,036 (€1,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €152,036, adjusted for condition and micro-location, gives a modelled fair value of €202,478 (€2,301/m²), a €42,522 (21.0%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gomes de Amorim, 703 | Subject | €245,000 | €2,784 | — | 80 | 61 |
| rua Cidade de Vila Nova de Famalicão, 291 | Active | €295,000 | €2,269 | 18.5% | 75 | 65 |
| rua Cidade de Vila Nova de Famalicão | Active | €269,000 | €2,423 | 13.0% | 70 | 65 |
| Aver-o-Mar, Amorim e Terroso · cfde79 | Active | €399,000 | €2,192 | 21.3% | 75 | 62 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 19f819 | Active | €352,000 | €2,729 | 2.0% | 73 | 56 |
| Median comp | €323,500 | €2,346 | 15.7% | 74 | 64 |
Long-term rental This property is overpriced, with a fair value of €202,478 compared to the listing price of €245,000, indicating a gap of 21%. While the gross yield of 4.4% may seem reasonable, the overpriced nature of the investment reduces the overall attractiveness for long-term rental. Family rental The apartment's listing price exceeds its fair value by 21%, placing it in an overpriced category even with a decent yield of 4.4%. This high price point may deter families seeking affordable rental options in the local housing market. Value-add renovation Despite the current condition score of 78/100, the property is still overpriced with a gap of 21% from fair value. Investing in renovations may enhance its appeal, but the excessive initial investment could limit potential returns in an already inflated market.
Economic Sensitivity With an economic stability score of 70/100 and a tenant stability score of 65/100, the property may be vulnerable to fluctuations in the market, potentially leading to increased vacancy rates or decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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