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.
2-bedroom, 1-bathroom apartment of 83 m². Located on rua do Souto, 81, Galegos (Santa Maria) parish, Barcelos municipality, Braga district. Noteworthy features: This apartment features a practical ground-floor layout with direct access to a balcony from the kitchen, enhancing outdoor living space amidst urban conveniences.
The valuation. The asking price of €210,000 is significantly above fair value at €138,403, representing an overpricing of €71,598 (51.7%). This indicates a substantial premium not justified by market conditions.
Fair value modelled at €138,403 from 6 comparable sales in the area. Asking €210,000 sits €71,598 (51.7%) above — overpriced versus fair value.
rua do Souto, 81 area median of €166,581 (€2,007/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 -€28,179 versus the parish baseline.
Parish baseline €166,581 -€28,179 comparables adjustment = modelled fair value of €138,403 (€1,668/m²), a €71,598 (51.7%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Souto, 81 | Subject | €210,000 | €2,530 | — | 52 | 71 |
| rua Álvaro Carneiro | Active | €150,000 | €2,459 | 2.8% | 53 | 62 |
| rua Padre Leopoldino Mateus | Active | €289,900 | €2,376 | 6.1% | 68 | 67 |
| rua Costa Gomes, 329 | Active | €269,000 | €1,793 | 29.1% | 70 | 64 |
| rua Padre Armando Lira, 44 | Active | €220,000 | €786 | 68.9% | — | 61 |
| Median comp | €244,500 | €2,085 | 17.6% | 68 | 63 |
Long-term rental The 2-bed apartment in Galegos is overpriced at €210,000, significantly exceeding the fair value of €138,403 by 51.7%. With a gross yield of 0% and a moderate neighborhood rating of 71/100, the expected returns and tenant demand are unlikely to justify the current asking price. Student housing Investing in this property for student housing does not seem prudent, as its current price point of €210,000 is 51.7% above the fair value of €138,403. Given the lack of compelling rental yield and decent neighborhood amenities, it may struggle to attract students in a competitive market. Buy-and-hold The buy-and-hold strategy may not be advisable here, as the 2-bed apartment is overpriced at €210,000, which is substantially higher than its fair value of €138,403. With minimal likelihood of appreciation given the 0% gross yield and moderate condition score of 57/100, long-term hold value appears bleak.
Potential Tenant Turnover There is a notable risk due to the tenant stability score of 70/100, indicating that while tenants may remain, there is a significant chance of turnover impacting 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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