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 106 m² on the 3rd floor, built in 2000, energy rating B. Located on rua Alexandre Herculano, Aver-o-Mar, Amorim e Terroso parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: This apartment boasts a spacious 24.64 m² living room and a balcony off the kitchen, enhancing both functionality and outdoor enjoyment in a private condominium setting.
The valuation. The asking price of €315,000 is positioned well against the fair value of €332,302, indicating a slight discount of €17,302, or 5.2%. This suggests the property is fairly priced within the current market context.
Fair value modelled at €332,302 from 6 comparable sales in the area. Asking €315,000 sits €17,302 (5.2%) below — the upside to fair value.
Asking €315,000 versus the rua Alexandre Herculano area baseline of €298,444 (€2,816/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is below the parish average, reducing 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 €298,444, adjusted for condition and micro-location, gives a modelled fair value of €332,302 (€3,135/m²), a €17,302 (5.2%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alexandre Herculano | Subject | €315,000 | €2,972 | — | 72 | 65 |
| avenida Mouzinho de Albuquerque | Active | €265,000 | €3,046 | 2.5% | 72 | 57 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · ab70c4 | Active | €270,000 | €3,214 | 8.2% | 70 | 58 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 4d4752 | Active | €325,000 | €3,869 | 30.2% | 75 | 59 |
| rua das Urzes, 15 | Active | €299,900 | €2,458 | 17.3% | 70 | 59 |
| Median comp | €284,950 | €3,130 | 5.3% | 71 | 59 |
Long-term rental The property presents a gross yield of 3.3%, which is relatively modest, indicating rental income may not significantly exceed property expenses. Given the fair valuation at €315,000, it aligns with stable long-term rental potential in a suburban environment with good safety and educational access. Family rental With a decent condition score of 75/100 and a favourable suburban setting, this property is suitable for families seeking proximity to Porto’s educational institutions. The fair value of €315,000 suggests that while it is not a bargain, it is positioned to meet the demands of family tenants in a safe neighbourhood. Buy-and-hold Investing in this apartment for a buy-and-hold strategy could yield steady appreciation over time, given its fair valuation and the suburban area's demand drivers. However, the growth potential may be moderate, as reflected in the fair equity position and yield. Not ideal for luxury market The property does not fit the criteria for the luxury market, given its suburban classification and quality ratings. This limits potential high-end returns and emphasizes that the investment is better aligned with more typical residential tenants. Not ideal for short-term vacation rental Due to its suburban location and the modest yield, the apartment is not suitable for short-term vacation rentals which typically require higher returns. This reinforces the conclusion that the investment is focused on traditional rental strategies rather than the transient rental market.
Economic Vulnerability With an economic stability score of 60/100, there is a moderate risk of significant fluctuations in property values or rental demand due to economic downturns.**
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