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, 3-bathroom house of 381 m², built in 1996, energy rating C. Located Belinho e Mar parish, Esposende municipality, Braga district. Noteworthy Features: The property includes a versatile basement lounge ideal for leisure or fitness, and bedrooms with terraces offering breathtaking sea views and outdoor privacy.
The valuation. The asking price of €1,050,000 sits significantly above the fair value of €611,148, resulting in an overpricing of €438,852 (71.8%). This property is not a financial deal.
Fair value modelled at €611,148 from 6 comparable sales in the area. Asking €1,050,000 sits €438,852 (71.8%) above — overpriced versus fair value.
Asking €1,050,000 versus the Belinho e Mar, Esposende, Braga area baseline of €469,099 (€1,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €469,099, adjusted for condition and micro-location, gives a modelled fair value of €611,148 (€1,604/m²), a €438,852 (71.8%) gap versus the €1,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belinho e Mar · e54e91 | Subject | €1,050,000 | €2,756 | — | 80 | 56 |
| Aguçadoura e Navais · ba57ee | Active | €400,000 | €2,000 | 27.4% | 75 | 65 |
| Estela · 6fb8d9 | Active | €450,000 | €1,364 | 50.5% | 75 | 65 |
| rua Doutor Moreira Pinto, 24 | Active | €330,000 | €1,422 | 48.4% | 65 | 58 |
| rua da Cal S / N | Active | €650,000 | €1,267 | 54.0% | 70 | 61 |
| Median comp | €425,000 | €1,393 | 49.5% | 73 | 63 |
Long-term rental The property is currently priced at €1,050,000, which is 71.8% above its fair value of €611,148, making it an unattractive option for long-term rental investment. With a gross yield of only 1.6%, the return on investment does not justify the elevated price point. Buy-and-hold With a significant gap between the listing price and fair value, at €1,050,000 compared to €611,148, holding this property for capital appreciation does not appear promising. The combination of a low yield of 1.6% and a neighborhood score of 56/100 suggests limited potential for growth and an overvalued position. Not ideal for short-term vacation rental The property’s price of €1,050,000 exceeds the fair value, indicating poor investment potential in the short-term vacation rental market. With a gross yield of only 1.6%, it lacks the financial incentive typically sought by short-term rental investors. Not ideal for luxury market At an asking price of €1,050,000, this property is overpriced when compared to its fair value, making it unsuitable for the luxury market. The current gross yield of 1.6% does not align with the expectations for premium properties, leading to limited appeal to high-end buyers.
Economic Vulnerability With an economic stability score of 45/100, there is a heightened risk of fluctuations in market conditions that could adversely affect property value and 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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