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, 3-bathroom apartment of 140 m² on the 3rd floor, built in 2005, energy rating C. Located on rua da Passarada, 40, Aves parish, Santo Tirso municipality, Porto district. This 3rd-floor apartment features a cozy fireplace in the living area and a balcony, providing inviting spaces for relaxation and outdoor enjoyment amidst the vibrant local community.
The valuation. The asking price of €296,900 sits €16,900 (6.0%) above the fair value of €280,000, indicating that this property is priced at a fair valuation. Buy-to-flip angle. The resale strategy would focus on updating key features to attract family buyers, leveraging the good quality finishes to enhance appeal. Buy-to-let angle. With the current gross yield at 0%, the apartment offers potential for long-term family rentals, creating stable rental income in a neighborhood rated 64/100.
Fair value modelled at €280,000 from 6 comparable sales in the area. Asking €296,900 sits €16,900 (6.0%) above — overpriced versus fair value.
Asking €296,900 versus the rua da Passarada, 40 area baseline of €239,058 (€1,708/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €239,058, adjusted for condition and micro-location, gives a modelled fair value of €280,000 (€2,000/m²), a €16,900 (6.0%) gap versus the €296,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Passarada, 40 | Subject | €296,900 | €2,121 | — | 72 | 64 |
| Aves · 99f1b9 | Active | €287,000 | €1,794 | 15.4% | 74 | 70 |
| Aves · 190991 | Active | €235,000 | €1,780 | 16.1% | 75 | 66 |
| Aves · 023a21 | Active | €259,000 | €2,123 | 0.1% | 78 | 66 |
| praça de Bom Nome | Active | €259,000 | €2,214 | 4.4% | 66 | 67 |
| Median comp | €259,000 | €1,959 | 7.6% | 75 | 67 |
Long-term rental This property in Aves, Santo Tirso presents a modest yield of 0% gross, indicating limited cash flow potential for long-term rental strategies. However, with a fair value assessment at €280,000 compared to the listing price of €296,900, it is aligned with market expectations, suggesting stable, if not lucrative, returns in the near term. Family rental Given its three bedrooms and decent neighborhood rating, this apartment could serve as a suitable family rental option; however, the lack of gross rental yield might deter prospective landlords. While it is fairly priced, potential tenants may require more attractive lease terms to make the property appealing in a competitive market. Buy-and-hold The buy-and-hold strategy might be less compelling for this apartment due to its current listing being at €296,900, which is above the fair value of €280,000. As the property is fairly priced, it offers a stable holding option, but investors should be cautious of the limited appreciation potential in the suburban Aves area. Not ideal for: This property is not suitable for short-term vacation rental scenarios, as the current market position places it in a less dynamic rental segment. Additionally, its appeal seems limited in the luxury market and for student housing due to neighborhood dynamics and current yield performance.
Tenant Turnover Risk With a tenant stability score of 70/100, there is a moderate risk of higher tenant turnover, potentially impacting rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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