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, 2-bathroom apartment of 119 m² on the 1st floor, built in 2008, energy rating F. Located Aves parish, Santo Tirso municipality, Porto district. This apartment features a smart layout that separates social and private areas, maximizing comfort and privacy, and boasts a private balcony with afternoon sun exposure.
The valuation. The asking price of €245,000 is below the fair value of €267,972, representing a discount of €22,972 (8.6%). This pricing positions the property as fair in the current market. Buy-to-flip angle. A buy-to-flip strategy could focus on minor renovations and marketing to capitalize on the apartment's attractive finishes, aiming for a higher resale price within a short timeline. Buy-to-let angle. For a buy-to-let approach, long-term rental can be pursued, considering the suburban area’s proximity to Greater Porto, which can attract families, despite the current gross yield being 0% due to no existing rentals estimated.
Fair value modelled at €267,972 from 6 comparable sales in the area. Asking €245,000 sits €22,972 (8.6%) below — the upside to fair value.
Asking €245,000 versus the Aves, Santo Tirso, Porto area baseline of €223,685 (€1,880/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €223,685, adjusted for condition and micro-location, gives a modelled fair value of €267,972 (€2,252/m²), a €22,972 (8.6%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aves · 13387e | Subject | €245,000 | €2,059 | — | 76 | 66 |
| Aves · 4b792b | Active | €249,900 | €2,336 | 13.4% | 80 | 65 |
| Aves · 4bbb04 | Active | €259,900 | €2,241 | 8.8% | 80 | 70 |
| Aves · 89e64d | Active | €244,900 | €2,111 | 2.5% | 80 | 71 |
| rua da Passarada, 40 | Active | €239,900 | €2,263 | 9.9% | 70 | 69 |
| Median comp | €247,400 | €2,252 | 9.4% | 80 | 70 |
Long-term rental Given the current market conditions and the fair value assessment indicating a slight gap of 8.6%, this property is appropriately priced for a long-term rental strategy. However, with a gross yield of 0%, it may not provide significant returns in this segment. Family rental This 3-bed apartment in Aves, Santo Tirso is rated fairly in terms of neighborhood quality, making it a suitable option for family rentals in the area. Nonetheless, the property is fairly priced, and potential investors should consider the limited yield while assessing demand from families. Buy-and-hold As a buy-and-hold investment, this property is positioned fairly in the moderate demand suburban market, providing a stable but uninspiring growth outlook. Investing now at its fair value may yield long-term appreciation, but the current zero gross yield suggests investors must be patient for returns. Not ideal for: Luxury market, Short-term rental The features of this apartment and its surroundings do not align with luxury market expectations, which might limit its appeal in that segment. Additionally, the suburban location and neighborhood ratings indicate that it is also not suited for short-term rental strategies.
Tenant Default Risk With a Tenant Stability score of 60/100, there is a moderate risk of tenants defaulting on leases, which could impact rental income sustainability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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