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 253 m², built in 2010, energy rating A. Located Água Longa parish, Santo Tirso municipality, Porto district. Noteworthy Features: The property includes state-of-the-art smart home technology and a private garden that enhances outdoor living, making it ideal for modern families seeking convenience and leisure.
The valuation. The asking price of €890,000 sits significantly above the fair value of €628,764, indicating that the property is overpriced by €261,236, or 41.5%. This discrepancy may deter potential buyers seeking a more accurately valued investment.
Fair value modelled at €628,764 from 5 comparable sales in the area. Asking €890,000 sits €261,236 (41.5%) above — overpriced versus fair value.
Asking €890,000 versus the Água Longa, Santo Tirso, Porto area baseline of €515,810 (€2,039/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €515,810, adjusted for condition and micro-location, gives a modelled fair value of €628,764 (€2,485/m²), a €261,236 (41.5%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Água Longa · 831701 | Subject | €890,000 | €3,518 | — | 85 | 70 |
| rua das Tilias, 8 | Active | €589,000 | €2,485 | 29.4% | 70 | 67 |
| rua Campinhos | Active | €325,000 | €2,539 | 27.8% | 80 | 78 |
| Alfena · 6530dc | Active | €650,000 | €2,241 | 36.3% | 75 | 72 |
| Lamelas e Guimarei · 6c77ae | Active | €590,000 | €1,973 | 43.9% | 72 | 68 |
| Median comp | €589,500 | €2,363 | 32.8% | 74 | 70 |
Long-term rental The property is overpriced at €890,000, significantly exceeding the fair value of €628,764 by 41.5%. With a gross yield of only 4.1%, investing in this asset as a long-term rental may not deliver satisfactory returns given the cost. Family rental While the property is spacious and has a good condition rating of 85/100, its listing price is notably high compared to the fair market value. The current pricing makes it less attractive for family rentals, particularly in a suburban area with competition from more reasonably priced options. Buy-and-hold Although the property boasts potential due to its proximity to employment centers, the valuation of €890,000 is excessive compared to the assessed fair value. The significant 41.5% gap indicates a misalignment with market expectations, suggesting that holding this asset may not yield the desired long-term appreciation.
Economic and Tenant Volatility The economic stability score of 70/100 alongside a tenant stability score of 70/100 suggests a moderate risk of fluctuations in 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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