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, 1-bathroom apartment of 83 m² on the 2nd floor, built in 1999, energy rating C. Located Aves parish, Santo Tirso municipality, Porto district. Noteworthy Features: This apartment boasts an enclosed balcony with a laundry area and a cozy fireplace in the living room, enhancing both functionality and comfort.
The valuation. The asking price of €214,900 is €18,387 (9.4%) above the fair value of €196,513. This positions the property as fairly priced relative to its market assessment.
Fair value modelled at €196,513 from 6 comparable sales in the area. Asking €214,900 sits €18,387 (9.4%) above — overpriced versus fair value.
Asking €214,900 versus the Aves, Santo Tirso, Porto area baseline of €188,054 (€2,266/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 is below the parish average, reducing 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 €188,054, adjusted for condition and micro-location, gives a modelled fair value of €196,513 (€2,368/m²), a €18,387 (9.4%) gap versus the €214,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aves · 828efd | Subject | €214,900 | €2,589 | — | 60 | 68 |
| praça de Bom Nome | Active | €259,000 | €2,214 | 14.5% | 66 | 67 |
| rua da Passarada, 40 | Active | €239,900 | €2,263 | 12.6% | 70 | 69 |
| Aves · 389954 | Active | €259,900 | €3,375 | 30.4% | 85 | 68 |
| rua da Passarada, 44 | Active | €229,900 | €2,472 | 4.5% | 70 | 61 |
| Median comp | €249,450 | €2,368 | 8.6% | 70 | 68 |
Family rental This property is fairly priced at €214,900, slightly above its fair value of €196,513, making it a reasonable option for family rental despite a 0% gross yield. The suburban location near Braga offers access to economic and social amenities, appealing to families seeking stability. Long-term rental At €214,900, this 2-bed apartment aligns closely with its fair value, indicating a stable investment for long-term rental purposes but lacking in immediate yield. Its decent neighbourhood rating of 68/100 ensures a steady demand from long-term tenants in the area. Buy-and-hold The property’s price of €214,900, representing a 9.4% gap above its fair value, suggests it may not be the best candidate for a buy-and-hold strategy given the stagnant yield. However, its proximity to Braga means it could appreciate over time as the surrounding area develops, enhancing long-term value.
Economic Vulnerability With an economic stability score of 65/100, there is a risk that potential downturns in the local economy could impact property value and 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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