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 210 m² on the 1st floor, energy rating B. Located Aver-o-Mar, Amorim e Terroso parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: The apartment includes a private balcony overlooking landscaped gardens, enhancing outdoor living space and tranquil views within the upscale neighborhood of Montgeron.
The valuation. The asking price of €495,000 exceeds the fair value of €405,263 by €89,737 (22.1%), indicating that the property is overpriced. This disparity calls for careful consideration before potential investment.
Fair value modelled at €405,263 from 6 comparable sales in the area. Asking €495,000 sits €89,737 (22.1%) above — overpriced versus fair value.
Asking €495,000 versus the Aver-o-Mar, Amorim e Terroso, Póvoa de Varzim, Porto area baseline of €274,240 (€1,306/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €274,240, adjusted for condition and micro-location, gives a modelled fair value of €405,263 (€1,930/m²), a €89,737 (22.1%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aver-o-Mar, Amorim e Terroso · 51b4b5 | Subject | €495,000 | €2,357 | — | 76 | 63 |
| avenida Repatriamento dos Poveiros S / N | Active | €550,000 | €1,930 | 18.1% | 82 | 58 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · a8ece8 | Active | €420,000 | €1,883 | 20.1% | 82 | 61 |
| avenida de Porta Fronhas, 238 | Active | €445,000 | €2,486 | 5.5% | 80 | 63 |
| avenida Repatriamento dos Poveiros, 449 | Active | €550,000 | €1,930 | 18.1% | 70 | 64 |
| Median comp | €497,500 | €1,930 | 18.1% | 81 | 62 |
Long-term rental: This property in Aver-o-Mar is priced at €495,000, which exceeds its fair value by 22.1%, indicating it is overpriced. A gross yield of 3.9% suggests that returns may be insufficient to justify this high asking price in a neighbourhood rated 63/100 for quality. Family rental: Although the apartment has potential with decent amenities, its price tag reflects a 22.1% gap from fair value, marking it as overpriced. Families may find better value alternatives elsewhere, given the current market dynamics and the neighbourhood's moderate rating. Buy-and-hold: Considering the property is listed at €495,000, which is 22.1% above fair value, it presents a challenge for long-term appreciation since it is overpriced. This limits the attractiveness for buy-and-hold investors, as they seek capital appreciation that current metrics do not support due to the high entry price. Not ideal for luxury market: The property is overpriced, with a significant gap from fair value, positioning it poorly for the luxury market. Buyers seeking high-end investments often look for value and prestige, which are not present here. Not ideal for short-term vacation rental: Given the property’s price overvaluation by 22.1% against fair value, its suitability for short-term vacation rentals is questionable. The gross yield of 3.9% does not meet the expected returns for vacation properties, particularly in a moderately rated neighbourhood.
Economic Sensitivity Risk: With an economic stability score of 65/100 and a tenant stability score of 55/100, the property may be vulnerable to economic fluctuations, increasing the likelihood of tenant turnover or vacancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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