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, 3-bathroom apartment of 161 m² on the 1st floor, energy rating C. Located on rua Mestre Guilherme Pereira da Silva, Oliveira de Azeméis, Santiago de Riba-Ul, Ul, Macinhata da Seixa e Madail parish, Oliveira de Azeméis municipality, Aveiro district. Noteworthy Features: This apartment boasts a spacious living room with a fireplace and provides access to two balconies, enhancing both ambiance and outdoor living potential.
The valuation. The asking price of €248,500 is significantly above fair value at €109,751, presenting an overpriced scenario by €138,749 (126.4%). This price does not reflect the inherent value of the property based on comparable metrics. Buy-to-flip angle. A buy-to-flip strategy in this case would require substantial renovations to enhance appeal, but given the sizeable markup, immediate resale may yield minimal returns unless significant value is added. Buy-to-let angle. The gross yield at 3.5% indicates an estimated monthly rental income of €725, suggesting a stable rental strategy, although the neighborhood rating suggests mixed tenant demand that could impact long-term stability.
Fair value modelled at €109,751 from 6 comparable sales in the area. Asking €248,500 sits €138,749 (126.4%) above — overpriced versus fair value.
Asking €248,500 versus the rua Mestre Guilherme Pereira da Silva area baseline of €59,670 (€371/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €59,670, adjusted for condition and micro-location, gives a modelled fair value of €109,751 (€682/m²), a €138,749 (126.4%) gap versus the €248,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mestre Guilherme Pereira da Silva | Subject | €248,500 | €1,543 | — | 70 | 58 |
| rua Doutor António Luís Gomes, 95 | Active | €199,000 | €1,579 | 2.3% | 55 | 58 |
| São Roque · 423e41 | Active | €280,000 | €1,077 | 30.2% | 70 | 58 |
| travessa Sanatório, 91 | Active | €250,000 | €2,778 | 80.0% | — | 62 |
| Oliveira de Azeméis, Santiago de Riba-Ul, Ul, Macinhata da Seixa e Madail · 52306e | Active | €306,500 | €286 | 81.4% | — | 66 |
| Median comp | €265,000 | €1,328 | 14.0% | 63 | 60 |
Long-term rental The current listing price of €248,500, significantly above the fair value of €109,751, indicates that this property is overpriced, diminishing potential yield and long-term appreciation. With a gross yield of only 3.5% and a neighbourhood score of 58/100, investors may find better opportunities elsewhere for stable rental returns. Family rental At a listing price of €248,500, well above the fair value of €109,751, this property appears overpriced, which could deter family renters looking for reasonable living costs. The overall condition rating of 75/100 suggests decent upkeep, but the pricing and neighbourhood score of 58/100 raise concerns about long-term tenant interest in this family rental market.
Market Vulnerability The property faces a risk due to its economic stability score of 50/100 and tenant stability score of 60/100, indicating a potentially unstable market environment that could lead to increased vacancy rates or lower rental income.
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