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.
4-bedroom, 3-bathroom house of 132 m², built in 1976. Located on rua de Vilar, 852, Aver-o-Mar, Amorim e Terroso parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: This property features dual independent T3 units with private entrances, offering an excellent opportunity for rental income or multi-family living arrangements.
The valuation. The asking price of €275,000 is significantly above the fair value of €234,915, representing an overpricing of €40,085, or 17.1%. This suggests the property is not a financially sound investment at the current price. Buy-to-flip angle. With targeted renovations, the property could be positioned for resale at a higher price, potentially grossing a profit if market conditions favor an increase in value post-improvement. Buy-to-let angle. Aiming for long-term rental income, the estimated gross yield of 4.1%, translating to approximately €940 per month, indicates a steady revenue stream, albeit against a backdrop of the property’s above-market asking price.
Fair value modelled at €234,915 from 5 comparable sales in the area. Asking €275,000 sits €40,085 (17.1%) above — overpriced versus fair value.
Asking €275,000 versus the rua de Vilar, 852 area baseline of €262,826 (€1,991/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €262,826, adjusted for condition and micro-location, gives a modelled fair value of €234,915 (€1,780/m²), a €40,085 (17.1%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Vilar, 852 | Subject | €275,000 | €2,083 | — | 64 | 71 |
| rua de Fraião, 73 | Active | €470,000 | €2,089 | 0.3% | 68 | 70 |
| rua Doutor Abel Varzim, 117 | Active | €605,000 | €1,479 | 29.0% | 71 | 59 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · f5e9c5 | Active | €494,000 | €1,878 | 9.8% | 68 | 72 |
| Touguinha e Touguinhó · 874f59 | Active | €420,000 | €1,780 | 14.6% | 77 | 69 |
| Median comp | €482,000 | €1,829 | 12.2% | 70 | 70 |
Long-term rental Despite the property's decent yield of 4.1%, it is overpriced at €275,000 compared to a fair value of €234,915, indicating a gap of 17.1%. This higher price point may deter quality tenants and lower rental demand in the long-term rental market. Family rental The property is situated in a neighborhood rated 71/100, making it generally suitable for family rentals; however, its asking price exceeds fair market value. Families may be attracted to the amenities in the area, but the premium price could limit rental income potential. Buy-and-hold Although this property could be positioned for appreciation over time given UFC characteristics of the Braga area, at €275,000, it is overpriced against the fair value assessment. Investors may find that holding onto this asset for years could yield lower returns than expected due to the initial overvaluation.
Economic Downturn Risk With an economic stability score of 65/100, there is potential exposure to economic downturns, which could affect both rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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