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 129 m² on the 2nd floor, energy rating C. Located on praceta das Agras, 12, Celeirós, Aveleda e Vimieiro parish, Braga municipality, Braga district. Noteworthy features: The apartment boasts a modern white lacquered kitchen equipped with high-end Teka appliances and a spacious living room featuring a heat recovery system for enhanced energy efficiency.
The valuation. The asking price of €335,000 is significantly above the fair value of €295,154, indicating it is overpriced by €39,846 or 13.5%. Investors should approach with caution due to this disparity. Buy-to-flip angle. A buy-to-flip strategy may yield limited returns given the current asking price, as resale potential will require a significant elevation in market value to be profitable. Buy-to-let angle. With a gross yield of 0%, this property presents an initial challenge for rental income generation, making long-term investment less attractive without substantial demand in the area.
Fair value modelled at €295,154 from 6 comparable sales in the area. Asking €335,000 sits €39,846 (13.5%) above — overpriced versus fair value.
praceta das Agras, 12 area median of €290,379 (€2,251/m²) for a property of this size — the starting reference point before comparable sales are factored in.
6 comparable sales in the area adjust the estimate by +€4,775 versus the parish baseline.
Parish baseline €290,379 +€4,775 comparables adjustment = modelled fair value of €295,154 (€2,288/m²), a €39,846 (13.5%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta das Agras, 12 | Subject | €335,000 | €2,597 | — | 90 | 61 |
| rua Costa Gomes, 329 | Active | €269,000 | €1,793 | 30.9% | 70 | 64 |
| Crespos e Pousada · c12249 | Active | €575,000 | €3,108 | 19.7% | 82 | 57 |
| Aves · 4b792b | Active | €249,900 | €2,336 | 10.1% | 80 | 65 |
| Aves · 4bbb04 | Active | €259,900 | €2,241 | 13.7% | 80 | 70 |
| Median comp | €264,450 | €2,289 | 11.9% | 80 | 65 |
Long-term rental The long-term rental strategy appears unfeasible as the property is overpriced at €335,000, 13.5% above its fair value of €295,154. With a gross yield of 0% and a neighbourhood score of 61/100, the potential returns do not justify the investment. Buy-and-hold Adopting a buy-and-hold strategy may pose significant risks, as the property's pricing is not aligned with its value at €335,000 against a fair value of €295,154. The lack of immediate yield and the neighbourhood rating further indicate that this property offers limited long-term growth potential. Family rental Certainly, pursuing a family rental strategy is unlikely to yield the desired returns given the property’s overpriced status at €335,000, a 13.5% gap from its fair value of €295,154. The combination of zero gross yield and a neighbourhood quality rating of 61/100 suggests that this investment may not meet family housing demands effectively.
Economic Vulnerability The economic stability score of 60/100 indicates a moderate risk of economic downturns that may negatively impact property value and tenant retention.
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