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, 2-bathroom house of 237 m², built in 2009, energy rating D. Located on rua Nossa Senhora de Fatima, 22, Aves parish, Santo Tirso municipality, Porto district. Noteworthy Features: The residence boasts luxurious polished hardwood flooring and marble feature walls, enhancing its contemporary aesthetic and elevating the overall ambiance within the home. Características Notáveis: A residência possui luxuosos pavimentos em madeira polida e paredes em mármore, realçando a sua estética contemporânea e elevando o ambiente geral da casa.
The valuation. The asking price of €445,000 is €59,692 (15.5%) above the fair value of €385,308, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving optimal returns on this investment.
Fair value modelled at €385,308 from 6 comparable sales in the area. Asking €445,000 sits €59,692 (15.5%) above — overpriced versus fair value.
Asking €445,000 versus the rua Nossa Senhora de Fatima, 22 area baseline of €314,208 (€1,326/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 €314,208, adjusted for condition and micro-location, gives a modelled fair value of €385,308 (€1,626/m²), a €59,692 (15.5%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora de Fatima, 22 | Subject | €445,000 | €1,878 | — | 85 | 66 |
| Rebordões · e40b13 | Active | €225,000 | €1,891 | 0.7% | 72 | 65 |
| Aves · 5ed06f | Active | €315,000 | €1,770 | 5.8% | 85 | 67 |
| Negrelos (São Mamede) · 99f331 | Active | €364,500 | €1,311 | 30.2% | 78 | 69 |
| rua Nossa Senhora de Fatima, 155 | Active | €347,900 | €1,933 | 2.9% | 70 | 63 |
| Median comp | €331,450 | €1,831 | 2.5% | 75 | 66 |
Family rental The property in Aves carries a listing price of €445,000, which exceeds the fair value by 15.5%, indicating it is overpriced. Given its 2.8% gross yield and condition rating of 82, it may not attract families seeking greater value for their rental needs. Long-term rental With a fair value of €385,308, the asking price of €445,000 signals an overpriced opportunity which could deter long-term tenants looking for reasonable rental agreements. The combination of a suburban location and access to amenities does offer potential, but the yield of 2.8% may not compensate for the inflated price. Buy-and-hold Investing in this property as a buy-and-hold strategy poses a risk, as it is priced 15.5% above fair value, classified as overpriced. Although the condition of 82/100 is acceptable and the neighborhood offers stability, the gross yield of just 2.8% suggests that long-term value appreciation may not justify the current price point.
Economic Dependency Risk The property faces risk due to its moderate economic stability score of 65, which indicates potential vulnerability to economic fluctuations affecting tenant occupancy and rental income.
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