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, 1-bathroom apartment of 101 m², built in 1983. Located on rua de São Victor, 83, Braga (São Vitor) parish, Braga municipality, Braga district. Noteworthy Features: The apartment features an updated kitchen with granite countertops, enhancing its value and appeal for potential renters seeking modern amenities in a vibrant location near the university.
The valuation. The asking price of €275,000 sits €38,070 (16.1%) above the fair value of €236,930, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a profitable investment return.
Fair value modelled at €236,930 from 6 comparable sales in the area. Asking €275,000 sits €38,070 (16.1%) above — overpriced versus fair value.
Asking €275,000 versus the rua de São Victor, 83 area baseline of €229,938 (€2,277/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €229,938, adjusted for condition and micro-location, gives a modelled fair value of €236,930 (€2,346/m²), a €38,070 (16.1%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Victor, 83 | Subject | €275,000 | €2,723 | — | 68 | 64 |
| Braga (São Vicente) · e54dc2 | Active | €299,000 | €3,250 | 19.4% | 70 | 61 |
| Braga (Maximinos, Sé e Cividade) · e54f85 | Active | €269,000 | €2,152 | 21.0% | 68 | 62 |
| largo António Ferreira Lopes | Active | €299,000 | €3,215 | 18.1% | 70 | 68 |
| rua Álvaro Carneiro | Active | €265,000 | €1,949 | 28.4% | 60 | 66 |
| Median comp | €284,000 | €2,684 | 1.4% | 69 | 64 |
Long-term rental This property, with a fair value of €236,930, is overpriced at €275,000, representing a 16.1% gap. The gross yield of 4% in relation to the asking price does not justify the investment, especially considering the neighbourhood's lower score of 64/100 for tenant quality. Family rental The acquisition price of €275,000 exceeds fair value, making it an expensive option for family rentals. With a modest gross yield of 4% and a neighborhood rating of 64/100, families may be deterred by both cost and local amenities. Buy-and-hold At €275,000, this apartment is overpriced compared to its fair value of €236,930, indicating limited potential for capital appreciation. Given the 4% gross yield and a neighbourhood score of just 64/100, holding this property long-term may not yield the expected returns. Not ideal for This property is not suitable for short-term vacation rentals due to its high purchase price and lower yield. Similarly, its pricing dynamics make it an unsuitable investment for the luxury market and student housing.
Tenant turnover risk The property may experience higher than expected vacancies due to its tenant stability score of 70/100, which indicates a potential for instability in tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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