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, 2-bathroom apartment of 146 m² on the 2nd floor, built in 2008, energy rating C. Located Aver-o-Mar, Amorim e Terroso parish, Póvoa de Varzim municipality, Porto district. Noteworthy Features: This apartment boasts two balconies enhancing outdoor living, and its location offers easy access to local amenities and the beach, ensuring a vibrant lifestyle.
The valuation. The asking price of €489,000 exceeds the fair value of €399,188 by €89,812 (22.5%), indicating that the property is overpriced. This discrepancy suggests that potential buyers should proceed with caution.
Fair value modelled at €399,188 from 6 comparable sales in the area. Asking €489,000 sits €89,812 (22.5%) above — overpriced versus fair value.
Asking €489,000 versus the Aver-o-Mar, Amorim e Terroso, Póvoa de Varzim, Porto area baseline of €339,093 (€2,323/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €339,093, adjusted for condition and micro-location, gives a modelled fair value of €399,188 (€2,734/m²), a €89,812 (22.5%) gap versus the €489,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Aver-o-Mar, Amorim e Terroso · 51cc7f | Subject | €489,000 | €3,349 | — | 78 | 64 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · e3abf3 | Active | €489,000 | €3,349 | 0% | 76 | 71 |
| rua 25 de Abril, 224 | Active | €335,000 | €2,617 | 21.9% | 75 | 59 |
| Uniao das Freguesias da Póvoa de Varzim, Beiriz e Argivai · b7c31a | Active | €340,000 | €13,600 | 306.1% | 73 | 59 |
| rua de Alice Cruz S / N | Active | €335,000 | €2,617 | 21.9% | 74 | 64 |
| Median comp | €337,500 | €2,983 | 10.9% | 75 | 62 |
Family rental Given the current asking price of €489,000, which is 22.5% above the fair value of €399,188, this property may pose challenges in attracting families seeking affordable long-term accommodations. The gross yield of 2.4% indicates that the potential returns may not justify the investment at this elevated price point. Long-term rental At €489,000, the property is overpriced compared to its fair value, making it less appealing for long-term rental strategies where tenants increasingly seek competitive pricing. The neighborhood score of 64/100 further suggests that maintaining occupancy and rental income may be challenging, particularly at this price. Value-add renovation While the property has a condition rating of 78/100, which suggests some room for improvement, the significant gap from fair value indicates that the costs associated with renovations may not create sufficient value to close the price disparity. Investing in renovations could be risky, given that the property is currently overpriced at €489,000. Not ideal for short-term rental Due to its overpriced status and the seasonal economic activity characteristic of this coastal area, investing in the property for short-term rental is unlikely to yield satisfactory returns. The market's volatility related to tourism further complicates the potential profitability. Not ideal for student housing With the property priced at 22.5% above fair value and a neighborhood quality score of 64/100, it is not well-suited for student housing that typically relies on cost-effective options. This demographic often seeks more affordable accommodations, making the current asking price less attractive. Not ideal for luxury market The average pricing dynamics in the area, combined with an overpriced listing and a moderate neighborhood score, suggest that this property is not positioned for the luxury market. Investors targeting higher-end clientele may find that the property does not meet the exclusivity needed to compete in this segment.
Economic Volatility Risk The property may face challenges due to a moderate economic stability score of 65, which suggests potential fluctuations in local market conditions that could impact rental income and property values.
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