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 apartment of 145 m² on the 6th floor, built in 1996, energy rating A. Located on rua Padre António Vieira, Braga (São Vitor) parish, Braga municipality, Braga district. Noteworthy Features: This apartment includes a heat recovery system and is sold fully furnished, enhancing comfort and convenience for immediate occupancy without additional expenses.
The valuation. The asking price of €329,900 is significantly above fair value at €275,017, resulting in an overpricing of €54,883, or 20.0%. This indicates a lack of alignment between market expectations and actual asset worth.
Fair value modelled at €275,017 from 6 comparable sales in the area. Asking €329,900 sits €54,883 (20.0%) above — overpriced versus fair value.
Asking €329,900 versus the rua Padre António Vieira area baseline of €294,009 (€2,028/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €294,009, adjusted for condition and micro-location, gives a modelled fair value of €275,017 (€1,897/m²), a €54,883 (20.0%) gap versus the €329,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre António Vieira | Subject | €329,900 | €2,275 | — | 62 | 63 |
| rua Costa Gomes, 329 | Active | €269,000 | €1,793 | 21.2% | 70 | 64 |
| rua Padre Armando Lira, 44 | Active | €220,000 | €786 | 65.5% | — | 61 |
| Braga (Maximinos, Sé e Cividade) · 65ed9f | Active | €185,000 | €1,542 | 32.2% | — | 61 |
| rua Azedo Gneco, 21 | Active | €460,000 | €2,091 | 8.1% | — | 64 |
| Median comp | €244,500 | €1,668 | 26.7% | 70 | 63 |
Long-term rental The 3-bed apartment in Braga is listed at €329,900, which is 20.0% above its fair value of €275,017, indicating it is priced at a premium. With a gross yield of 3.2% and a condition score of 66, the financial figures suggest that long-term rental may not yield the expected returns given the current market valuation. Student housing Although Braga has a prominent university presence that could attract student tenants, the property is overpriced at €329,900, compared to a fair value of €275,017. The yield of 3.2% may not be sufficient to justify the elevated purchase price, potentially impacting profitability for student housing rentals. Buy-and-hold Investing in this 3-bed apartment with a listing price of €329,900, which exceeds its fair value of €275,017 by 20.0%, raises concerns regarding long-term appreciation potential. The current gross yield of 3.2% and the overall condition score suggest that a buy-and-hold strategy may not be optimal due to the high acquisition cost in the current market.
[Tenant turnover risk] With a tenant stability score of 60/100, there is a moderate risk of turnover, which may lead to increased vacancy rates and potential loss of 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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