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 106 m² on the 1st floor, built in 2006, energy rating D. Located on rua da Passarada, 40, Aves parish, Santo Tirso municipality, Porto district. Noteworthy Features: The apartment boasts a cozy fireplace in the living room, providing a charming focal point and additional warmth during colder months.
The valuation. The asking price of €239,900 sits slightly below the fair value of €242,530, indicating a difference of €2,630 (1.1%). This positions the property as a fair investment opportunity in the market. Buy-to-flip angle. The potential for resale or wholesale is supported by the fair valuation, making this apartment a viable candidate for quick renovations and flipping strategies. Targeting a profit margin by enhancing aesthetic appeal can yield attractive returns. Buy-to-let angle. With an estimated gross yield of 3.6% based on a rental income of approximately €720 per month, this property appeals to long-term rental and family rental strategies. Its solid finishes contribute to tenant satisfaction and retention.
Fair value modelled at €242,530 from 6 comparable sales in the area. Asking €239,900 sits €2,630 (1.1%) below — the upside to fair value.
Asking €239,900 versus the rua da Passarada, 40 area baseline of €215,244 (€2,031/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €215,244, adjusted for condition and micro-location, gives a modelled fair value of €242,530 (€2,288/m²), a €2,630 (1.1%) gap versus the €239,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Passarada, 40 | Subject | €239,900 | €2,263 | — | 70 | 69 |
| Aves · 389954 | Active | €259,900 | €3,375 | 49.1% | 85 | 68 |
| Aves · 4bc0f5 | Active | €225,900 | €2,510 | 10.9% | 80 | 66 |
| Aves · 89e64d | Active | €244,900 | €2,111 | 6.7% | 80 | 71 |
| praça de Bom Nome | Active | €259,000 | €2,214 | 2.2% | 66 | 67 |
| Median comp | €251,950 | €2,362 | 4.4% | 80 | 68 |
Family rental While the property is situated in a decent neighborhood with a tenant quality score of 69/100, the yield of 3.6% gross does not present a compelling investment opportunity for family rentals. Additionally, the property’s fair value is closely aligned with the listing price, making it an average fit for families looking for long-term housing. Long-term rental The 2-bed apartment in Aves provides a modest long-term rental option given its fair value assessment and solid condition rating of 73/100. However, with a slight gap compared to fair value, the potential for significant rent increases may be limited, suggesting the returns may not meet investor expectations. Buy-and-hold As a buy-and-hold property, the apartment offers a stable but unspectacular investment given its proximity to Braga and reasonable yield figures. The property's fair valuation reflects a balanced market position, indicating that while it may appreciate over time, immediate value upside seems modest.
Economic Vulnerability The property has an economic stability score of 65/100, indicating potential susceptibility to economic downturns which could affect rental income and occupancy rates.
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