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, 1-bathroom house of 152 m², energy rating F. Located on rua das Cavadas, Oliveirinha parish, Aveiro municipality, Aveiro district. Noteworthy Features: This property features extensive outdoor space primed for a variety of uses, from a vegetable garden to a leisure area for family gatherings, enhancing its renovation potential.
The valuation. The asking price of €190,000 exceeds the fair value of €149,735 by €40,265, representing a 26.9% premium, indicating the property is overpriced. This discrepancy suggests that potential buyers should approach with caution. Buy-to-flip angle. A wholesale strategy would involve significant renovations to update the extremely low-grade condition of the house and capitalize on its location. After improvements, a resale could target a higher market segment in Oliveirinha. Buy-to-let angle. The estimated rental income of €871/month provides a gross yield of 5.5%, which may be appealing for long-term investment. Given the mixed neighborhood rating of 71/100, the property could serve as student or family housing, enhancing appeal.
Fair value modelled at €149,735 from 6 comparable sales in the area. Asking €190,000 sits €40,265 (26.9%) above — overpriced versus fair value.
Asking €190,000 versus the rua das Cavadas area baseline of €193,436 (€1,273/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 15/100 is below the parish average, reducing 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 €193,436, adjusted for condition and micro-location, gives a modelled fair value of €149,735 (€985/m²), a €40,265 (26.9%) gap versus the €190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Cavadas | Subject | €190,000 | €1,250 | — | 24 | 71 |
| autoestrada A25 | Active | €190,000 | €760 | 39.2% | 22 | 70 |
| rua Vale da Horta, 19 | Active | €125,000 | €368 | 70.6% | 28 | 60 |
| rua Luís de Camões | Active | €250,000 | €1,582 | 26.6% | 20 | 72 |
| rua da Agra | Active | €120,000 | €870 | 30.4% | — | 70 |
| Median comp | €157,500 | €815 | 34.8% | 22 | 70 |
Long-term rental This property, listed at €190,000, is overpriced compared to the fair value of €149,735, creating an unattractive investment opportunity for long-term rental. With a gross yield of only 5.5% and a low condition score of 15/100, the risks outweigh the benefits in this mid-sized market. Student housing Given its current price and fair value gap of 26.9%, this property is overpriced for the student housing market. The moderate neighborhood score of 71/100 and poor condition suggest that potential returns will not compensate for the high initial outlay. Family rental With a fair value of €149,735, the listing price of €190,000 indicates that the property is overpriced for family rental purposes. While the neighborhood offers a reasonable score, the excessive price tag and low condition limit its attractiveness for this segment of the rental market.
Tenant turnover risk A tenant stability score of 75/100 indicates that while the situation is generally stable, there is still a moderate risk of tenant turnover which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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