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.
4-bedroom, 4-bathroom house of 232 m², built in 2012, energy rating A. Located on rua das Magnólias, 55, Água Longa parish, Santo Tirso municipality, Porto district. Unique Feature: This property includes access to exclusive condominium amenities such as a communal pool and landscaped gardens, enhancing outdoor living options for residents. Valuation Verdict: Fair.
The valuation. The asking price of €1,100,000 sits €283,874 (34.8%) above the fair value of €816,126, indicating the property is overpriced. This discrepancy suggests that investors should proceed with caution.
Fair value modelled at €816,126 from 6 comparable sales in the area. Asking €1,100,000 sits €283,874 (34.8%) above — overpriced versus fair value.
Asking €1,100,000 versus the rua das Magnólias, 55 area baseline of €725,702 (€3,128/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €725,702, adjusted for condition and micro-location, gives a modelled fair value of €816,126 (€3,518/m²), a €283,874 (34.8%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Magnólias, 55 | Subject | €1,100,000 | €4,741 | — | 80 | 72 |
| Água Longa · 4d47b7 | Active | €895,000 | €3,538 | 25.4% | 79 | 71 |
| rua das Magnólias, 67 | Active | €1,117,350 | €3,316 | 30.1% | 85 | 70 |
| Água Longa · 831701 | Active | €890,000 | €3,518 | 25.8% | 85 | 70 |
| Água Longa · 831742 | Active | €890,000 | €3,518 | 25.8% | 88 | 65 |
| Median comp | €892,500 | €3,518 | 25.8% | 85 | 70 |
Long-term rental The investment's gross yield of 3.3% is insufficient to justify the listing price of €1,100,000, which is significantly 34.8% above the fair value of €816,126. With the current condition rating of 85/100 and neighborhood score of 72/100, potential tenants might favor more competitively priced options. Family rental While the suburban location near Porto supports family-oriented living, the property is overpriced relative to its fair value, creating affordability challenges for families looking for long-term rentals. Given the neighborhood scores, families may find better living conditions in more value-aligned properties. Buy-and-hold The current valuation at €1,100,000, representing a 34.8% gap from the fair value, suggests weak potential for appreciation in a buy-and-hold strategy. Investors should consider the long-term implications of holding an overpriced asset in a neighborhood that may not support robust rental income growth. Not ideal for This property is not suitable for short-term vacation rentals due to its high price point, which limits the potential return on investment. Additionally, the luxury market is unlikely to embrace an overpriced option in a suburban setting, and student housing may not meet demand given the investment's high entry price.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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