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.
3-bedroom, 4-bathroom house of 178 m², built in 1954, energy rating D. Located Aves parish, Santo Tirso municipality, Porto district. Noteworthy Features: The property includes a spacious outdoor area of 150 m², perfect for creating a leisure space or installing a pool, enhancing its overall appeal and usability.
The valuation. The asking price of €315,000 is significantly above the fair value of €265,026, resulting in an overpricing of €49,974, or 18.9%. This makes the property less attractive for immediate investment. Buy-to-flip angle. A resale strategy would require enhancements to maximize profit margins, though the substantial asking price already limits the potential for a lucrative flip in the current market. Buy-to-let angle. With an estimated rental income of €761 per month at a gross yield of 2.9%, the property may serve as a long-term family rental, though the returns are modest relative to the asking price.
Fair value modelled at €265,026 from 6 comparable sales in the area. Asking €315,000 sits €49,974 (18.9%) above — overpriced versus fair value.
Asking €315,000 versus the Aves, Santo Tirso, Porto area baseline of €189,699 (€1,066/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €189,699, adjusted for condition and micro-location, gives a modelled fair value of €265,026 (€1,489/m²), a €49,974 (18.9%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aves · 5ed06f | Subject | €315,000 | €1,770 | — | 85 | 67 |
| Rebordões · e40b13 | Active | €225,000 | €1,891 | 6.8% | 72 | 65 |
| rua Nossa Senhora de Fatima, 155 | Active | €347,900 | €1,933 | 9.2% | 70 | 63 |
| travessa Fontanário | Active | €350,000 | €1,667 | 5.8% | 78 | 59 |
| rua Serpa Pinto, 71 | Active | €416,000 | €1,140 | 35.6% | 75 | 65 |
| Median comp | €348,950 | €1,779 | 0.5% | 74 | 64 |
Family rental The property is overpriced at €315,000, exceeding the fair value of €265,026 by 18.9%, which limits its appeal to families seeking affordable housing options. With a low yield of 2.9% and a decent neighborhood rating of 67/100, it may not attract family renters looking for value. Long-term rental Despite the suburban location near Porto, the property is priced above its fair value, leading to a disconnect between listed price and potential rental income for long-term tenants. The 2.9% gross yield indicates that this property may not generate sufficient returns necessary to justify this investment in the long-term rental market. Buy-and-hold Given that the property is 18.9% above fair value, purchasing this asset for a buy-and-hold strategy is not advisable due to the risk of overpaying. Additionally, a low yield of 2.9% combined with a less-than-stellar neighborhood score diminishes the potential for significant appreciation over time.
Economic Vulnerability With an economic stability score of 70/100 and a tenant stability score of 65/100, the property may face challenges in maintaining consistent rental income and occupancy rates, potentially affecting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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