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, 0-bathroom apartment of 175 m² on the 1st floor, built in 2026, energy rating B. Located Silvares, Pias, Nogueira e Alvarenga parish, Lousada municipality, Porto district. Noteworthy Feature: The apartment boasts ducted air conditioning in all rooms, enhancing comfort, along with TEKA Full Black Edition appliances in the kitchen for a modern culinary experience.
The valuation. The asking price of €455,000 is significantly above the fair value of €337,332, indicating an overvaluation of €117,668 (34.9%). This property does not represent a financially sound opportunity for prospective buyers.
Fair value modelled at €337,332 from 6 comparable sales in the area. Asking €455,000 sits €117,668 (34.9%) above — overpriced versus fair value.
Asking €455,000 versus the Silvares, Pias, Nogueira e Alvarenga, Lousada, Porto area baseline of €228,233 (€1,304/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €228,233, adjusted for condition and micro-location, gives a modelled fair value of €337,332 (€1,928/m²), a €117,668 (34.9%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Silvares, Pias, Nogueira e Alvarenga · 38b7c0 | Subject | €455,000 | €2,600 | — | 85 | 63 |
| rua da Costa, 109 | Active | €355,000 | €2,040 | 21.5% | 78 | 56 |
| avenida de Errenteria, 68 | Active | €320,000 | €1,818 | 30.1% | 80 | 64 |
| Cristelos, Boim e Ordem · f363ed | Active | €275,000 | €1,536 | 40.9% | 74 | 68 |
| Cernadelo e Lousada (São Miguel e Santa Margarida) · ba3fbd | Active | €420,000 | €3,500 | 34.6% | 68 | 57 |
| Median comp | €337,500 | €1,929 | 25.8% | 76 | 61 |
Long-term rental This property, priced at €455,000, is significantly above its fair value of €337,332, indicating it is overpriced by 34.9%. With zero gross yield, it may not provide attractive returns for long-term tenants in the current market conditions. Family rental Although the spacious 3-bed layout may appeal to families, the property's valuation at €455,000 far exceeds its fair value of €337,332, marking it as overpriced by 34.9%. The moderate rating of the neighbourhood at 63/100 may limit demand among potential family renters. Buy-and-hold Holding this property for capital appreciation may be a risky strategy, given its listing price of €455,000 which is 34.9% higher than the fair value of €337,332. Investors should be cautious as the 0% yield suggests no immediate return on investment in the buy-and-hold scenario.
Tenant turnover risk With both economic and tenant stability scores at 60/100, there is a heightened risk of tenant turnover, which can lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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