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, 2-bathroom apartment of 180 m² on the 1st floor, built in 1987, energy rating D. Located on praça dos Combatentes, 83, Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai parish, Póvoa de Varzim municipality, Porto district. The apartment features a spacious garage and premium interior finishes, while the kitchen requires updates due to exposed plumbing in the installation.
The valuation. The asking price of €450,000 exceeds the fair value of €381,131 by €68,869, representing an 18.1% premium. This indicates that the property is overpriced in its current market condition.
Fair value modelled at €381,131 from 2 comparable sales in the area. Asking €450,000 sits €68,869 (18.1%) above — overpriced versus fair value.
Asking €450,000 versus the praça dos Combatentes, 83 area baseline of €270,012 (€1,500/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €270,012, adjusted for condition and micro-location, gives a modelled fair value of €381,131 (€2,117/m²), a €68,869 (18.1%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça dos Combatentes, 83 | Subject | €450,000 | €2,500 | — | 84 | 67 |
| Aver-o-Mar, Amorim e Terroso · cfde79 | Active | €399,000 | €2,192 | 12.3% | 75 | 62 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · 1e6650 | Active | €312,500 | €2,042 | 18.3% | 75 | 65 |
| Median comp | €355,750 | €2,117 | 15.3% | 75 | 64 |
Long-term rental The property at €450,000 is not an attractive option for long-term rental given its current listing price, which exceeds fair value by 18.1%. With a gross yield of 4.5%, the investment fails to meet the expected returns in this suburban Póvoa de Varzim market where prices are inflated. Family rental As a family rental option, this apartment is overpriced at €450,000, which is 18.1% above its fair value of €381,131. Despite the neighborhood's decent amenities and housing quality, the yield of 4.5% does not justify the high price in light of higher, more competitive alternatives. Buy-and-hold For a buy-and-hold strategy, the apartment's listing price of €450,000 is not advantageous as it is 18.1% over fair value, leading to diminished capital appreciation potential. The 4.5% gross yield does not compensate for the risk associated with purchasing this overpriced asset in a suburban context where returns are limited.
Economic Sensitivity Risk The economic stability score of 65/100 indicates that the property may be sensitive to economic downturns, possibly impacting tenant retention 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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