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. This property is situated in an emerging residential development that offers exclusive access to a golf course and expansive green areas, enhancing both lifestyle and investment potential.
The valuation. The asking price of €890,000 is significantly above the fair value of €628,764, representing an overpricing of €261,236 (41.5%). This property is not a financial opportunity based on current valuations.
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 €508,735 (€2,011/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €508,735, 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 · 831742 | Subject | €890,000 | €3,518 | — | 88 | 65 |
| 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 This property, priced at €890,000, is currently overpriced by 41.5% when compared to its fair value of €628,764, undermining its potential for sustainable long-term rental earnings. With a yield of just 4.1%, this investment may not provide adequate returns relative to the elevated entry price. Family rental While the house offers a solid condition score of 86/100, it remains overpriced at €890,000, making it a challenging option for families looking for value. The property’s positioning in Água Longa, while suburban and relatively safe, does not justify the high listing price amid the local market dynamics. Buy-and-hold Despite the decent proximity to Porto city and low crime rates, the property’s fair value of €628,764 suggests it is overpriced at €890,000, limiting its appreciation potential. As a buy-and-hold investment, the property would struggle to generate significant returns given its inflated entry cost and modest yield of 4.1%.
Economic Vulnerability The property faces a risk due to its economic stability score of 65/100, suggesting potential fluctuations in market conditions that could affect rental income.**
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
