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 penthouse of 90 m², energy rating A. Located Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai parish, Póvoa de Varzim municipality, Porto district. This penthouse features a private hot tub on the terrace and offers stunning ocean views through large windows, enhancing its contemporary design and outdoor living experience.
The valuation. The asking price of €470,000 sits significantly above the fair value of €273,532, indicating an overpriced property by €196,468 (71.8%). This disparity suggests a potential risk for investors considering entry price.
Fair value modelled at €273,532 from 6 comparable sales in the area. Asking €470,000 sits €196,468 (71.8%) above — overpriced versus fair value.
Asking €470,000 versus the Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai, Póvoa de Varzim, Porto area baseline of €207,213 (€2,302/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 €207,213, adjusted for condition and micro-location, gives a modelled fair value of €273,532 (€3,039/m²), a €196,468 (71.8%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 7ca96d | Subject | €470,000 | €5,222 | — | 82 | 54 |
| rua Dom Manuel I | Active | €380,000 | €2,901 | 44.5% | 85 | 66 |
| rua Almirante Reis, 104 | Active | €320,000 | €3,107 | 40.5% | 80 | 59 |
| rua Alexandre Herculano, 120 | Active | €315,000 | €2,972 | 43.1% | 76 | 56 |
| rua Alexandre Herculano | Active | €315,000 | €2,972 | 43.1% | 72 | 65 |
| Median comp | €317,500 | €2,972 | 43.1% | 78 | 62 |
Long-term rental Despite the property's high listing price of €470,000 compared to a fair value of €273,532, the projected gross yield of 2.4% suggests limited income potential for long-term rentals. The neighborhood's low score of 54/100 and proximity to Barcelos indicate challenges in attracting quality tenants, further exacerbated by the overpriced nature of this investment. Value-add renovation The existing condition score of 86/100 indicates that while the property is in good shape, the 71.8% gap between the asking price and fair value suggests that any potential renovations may not yield a return justifying the initial investment. Additionally, the economic and amenity limitations presented by the neighborhood may hinder successful appreciation post-renovation, making this an unappealing venture given the current overpricing. Luxury market Positioning this property in the luxury market is unwise, as its fair value substantially undercuts its listing price, diminishing its appeal to high-net-worth individuals. With a neighborhood amenity score of only 54/100, the location fails to support the premium pricing expected in luxury segments, reinforcing its overpriced status. Short-term vacation rental The property's substantial overpricing renders it unsuitable for the short-term vacation rental market, where competitive pricing is critical for attracting guests. Given the low neighborhood score and limited tourism-driven amenities, anticipated performance in this strategy is likely to be disappointing.
Economic Vulnerability With an economic stability score of 55/100, there is a significant risk of economic downturns impacting tenant demand and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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