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.
1-bedroom, 2-bathroom duplex of 122 m², energy rating A. Located on rua de São Geraldo, Santa Joana parish, Aveiro municipality, Aveiro district. This duplex offers stunning views from three private terraces that seamlessly blend indoor and outdoor living, enhancing the overall appeal despite ongoing construction nearby.
The valuation. The asking price of €394,000 is slightly below the fair value of €411,889, representing a 4.3% difference. This indicates that the property is valued fairly within the current market landscape.
Fair value modelled at €411,889 from 6 comparable sales in the area. Asking €394,000 sits €17,889 (4.3%) below — the upside to fair value.
rua de São Geraldo area median of €258,030 (€2,115/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 +€153,859 versus the parish baseline.
Parish baseline €258,030 +€153,859 comparables adjustment = modelled fair value of €411,889 (€3,376/m²), a €17,889 (4.3%) gap versus the €394,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Geraldo | Subject | €394,000 | €3,230 | — | 88 | 64 |
| Glória e Vera Cruz · e5528e | Active | €399,000 | €3,627 | 12.3% | — | 70 |
| rua Esgueira, 1 | Active | €385,000 | €4,140 | 28.2% | 95 | 59 |
| rua São Bernardo, 3 | Active | €500,000 | €3,125 | 3.2% | — | 66 |
| rua de Aires Lacerda, 41 | Active | €279,900 | €3,999 | 23.8% | 85 | 67 |
| Median comp | €392,000 | €3,813 | 18.1% | 90 | 67 |
Long-term rental Given the property’s current fair value of €411,889, a gross yield of 2.6% indicates that long-term rental may not provide substantial returns. While the proximity to the University of Aveiro enhances its tenant appeal, the overall neighbourhood score of 64 suggests moderate desirability. Student housing Although the property is situated near the University of Aveiro, resulting in potentially higher demand for student housing, the gross yield of 2.6% indicates it would not be an optimal investment for this purpose. The fair value assessment shows only a slight gap, suggesting that the property is fairly priced but lacks the upside typically sought in student housing investments. Buy-and-hold While the real estate market in Aveiro presents potential for long-term appreciation, the property is currently priced fairly at €394,000 with a 4.3% gap to fair value. The gross yield of 2.6% may not be attractive enough for a buy-and-hold strategy focused on significant capital gains over time.
Economic and Tenant Instability Risk The combined scores of 65 for economic stability and 60 for tenant stability suggest a higher likelihood of fluctuations in rental income and occupancy rates, potentially 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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