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 75 m² on the 2nd floor, built in 1989, energy rating D. Located Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai parish, Póvoa de Varzim municipality, Porto district. This apartment features three private balconies, providing unique outdoor spaces for relaxation and offering scenic views typical of coastal living.
The valuation. The asking price of €299,900 sits significantly above the fair value of €230,181, indicating an overvaluation of €69,719 (30.3%). This property is overpriced according to market standards.
Fair value modelled at €230,181 from 6 comparable sales in the area. Asking €299,900 sits €69,719 (30.3%) above — overpriced versus fair value.
Asking €299,900 versus the Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai, Póvoa de Varzim, Porto area baseline of €184,020 (€2,454/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 €184,020, adjusted for condition and micro-location, gives a modelled fair value of €230,181 (€3,069/m²), a €69,719 (30.3%) gap versus the €299,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 86cc14 | Subject | €299,900 | €3,999 | — | 75 | 55 |
| rua Padre Alceu C Silva, 34 | Active | €299,000 | €2,990 | 25.2% | 80 | 62 |
| Aver-o-Mar, Amorim e Terroso · 001845 | Active | €340,000 | €3,148 | 21.3% | 74 | 63 |
| rua Alice Cruz | Active | €340,000 | €2,677 | 33.0% | 74 | 55 |
| Vila do Conde · 001a6f | Active | €299,000 | €3,518 | 12.0% | 75 | 65 |
| Median comp | €319,500 | €3,069 | 23.2% | 75 | 63 |
Long-term rental The property is positioned in a semi-urban area with a fair value significantly lower than its listing price, indicating it is overpriced by 30.3%. With a gross yield of only 3.7%, the investment may not generate attractive long-term rental returns in this market. Value-add renovation While this apartment has potential for improvement given its condition score of 79/100, the current listing price suggests that any investment in renovations may not lead to enough value appreciation to justify the costs. Therefore, pursuing a value-add strategy might be risky as the property is already overpriced relative to its fair market value. Family rental Although the neighborhood offers some amenities, its score of 55/100 highlights limitations that could affect family desirability. As the property is currently overpriced, entering the family rental market in this area might not yield favorable rental returns or tenant stability. Not ideal for luxury market The property's location and price do not align with luxury market expectations, indicating a mismatch in potential tenant quality. With the property being overpriced, it lacks the appeal necessary to attract the luxury demographic. Not ideal for student housing Given the semi-urban nature of the area, student appeal may be limited, further exacerbated by the reduced yield potential at the current asking price. The overpriced status suggests that this asset might not meet the budget constraints typical of student housing. Not ideal for short-term vacation rental The neighborhood's moderate amenities and lower tenant quality make this property less suitable for the competitive short-term rental market. Additionally, with the listing price deemed overpriced, it may deter potential short-term renters seeking better value.
Economic volatility risk The property faces a risk of fluctuating revenues due to both the economic stability score and tenant stability score being at 50/100, indicating moderate risk factors affecting cash flow reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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