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.
2-bedroom, 2-bathroom apartment of 106 m² on the 3rd floor, built in 2004, energy rating B. Located Aves parish, Santo Tirso municipality, Porto district. Noteworthy Features: This apartment features a spacious balcony ideal for outdoor relaxation and is situated in a vibrant neighborhood with immediate access to local commerce and transportation hubs.
The valuation. The asking price of €229,000 is €7,816 (3.3%) below the fair value of €236,816, indicating the property is fairly priced for potential buyers. This alignment enhances its appeal in the current market.
Fair value modelled at €236,816 from 6 comparable sales in the area. Asking €229,000 sits €7,816 (3.3%) below — the upside to fair value.
Asking €229,000 versus the Aves, Santo Tirso, Porto area baseline of €206,507 (€1,948/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €206,507, adjusted for condition and micro-location, gives a modelled fair value of €236,816 (€2,234/m²), a €7,816 (3.3%) gap versus the €229,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aves · 8317f4 | Subject | €229,000 | €2,160 | — | 71 | 66 |
| rua da Passarada, 44 | Active | €229,900 | €2,472 | 14.4% | 70 | 61 |
| rua Capela | Active | €248,000 | €2,255 | 4.4% | 78 | 65 |
| urbanização Bom Nome, 1 | Active | €275,000 | €2,292 | 6.1% | 78 | 63 |
| praça de Bom Nome | Active | €259,000 | €2,214 | 2.5% | 66 | 67 |
| Median comp | €253,500 | €2,274 | 5.2% | 74 | 64 |
Long-term rental This property offers a gross yield of 3.7%, making it a steady option for long-term leasing in a region with decent economic and educational infrastructure. However, with a fair value only slightly higher than the listing price, prospective investors should consider whether future appreciation potential justifies the current investment. Student housing Given the proximity to educational institutions in Braga, this 2-bed apartment has the potential for reliable occupancy rates among students. The apartment's condition score of 74 indicates it is relatively livable, but investors should be aware that competition in the area could impact rental pricing. Buy-and-hold This property presents a reasonable buy-and-hold opportunity, particularly in a market with a fair valuation, making it less likely to yield immediate strong capital appreciation. The neighborhood's safety rating of 66 supports long-term investment, but potential investors should monitor market trends closely. Not ideal for luxury market The property fails to cater to the luxury market segment due to its overall condition and moderate neighborhood rating. As such, it may struggle to attract high-end clients or fetch premium rents. Not ideal for short-term vacation rental In a largely residential area, this apartment may not be ideal for short-term vacation rentals, as demand in such settings tends to be limited. The local amenities and neighborhood quality may not align with the expectations of typical short-term renters looking for upscale experiences.
Tenant turnover risk: With a tenant stability score of 69/100, there is a moderate risk of higher tenant turnover, which could 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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