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, 1-bathroom house of 297 m², built in 2024, energy rating A+. Located on rua da Igreja, 14, Nogueira, Fraião e Lamaçães parish, Braga municipality, Braga district. Notable Features: This townhouse boasts a high-end swimming pool and a glass-railed terrace, providing a premium outdoor entertainment space perfect for social gatherings and relaxation.
The valuation. The asking price of €785,000 exceeds the fair value of €663,382 by €121,618 (18.3%). This property is assessed as overpriced, indicating a premium that may not be justified by market conditions.
Fair value modelled at €663,382 from 6 comparable sales in the area. Asking €785,000 sits €121,618 (18.3%) above — overpriced versus fair value.
Asking €785,000 versus the rua da Igreja, 14 area baseline of €700,155 (€2,357/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €700,155, adjusted for condition and micro-location, gives a modelled fair value of €663,382 (€2,234/m²), a €121,618 (18.3%) gap versus the €785,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Igreja, 14 | Subject | €785,000 | €2,643 | — | 92 | 58 |
| rua Domingos Rodrigues | Active | €449,900 | €2,319 | 12.3% | 93 | 59 |
| rua Sebastião Lopes S / N | Active | €348,000 | €2,148 | 18.7% | 45 | 60 |
| rua Azedo Gneco, 21 | Active | €460,000 | €2,091 | 20.9% | — | 64 |
| Braga (Maximinos, Sé e Cividade) · 65ed7d | Active | €215,000 | €3,258 | 23.2% | 70 | 63 |
| Median comp | €398,950 | €2,234 | 15.5% | 70 | 62 |
Buy-and-hold The property at €785,000 is priced 18.3% above its fair value of €663,382, making it an unappealing option for a long-term investment. With a low gross yield of 1.9% and a neighborhood score of 58/100, the potential for capital appreciation appears limited in an overpriced market. Family rental While the property offers ample space with four bedrooms, the asking price of €785,000 suggests it is overpriced compared to its fair value of €663,382, leading to concerns about rental viability. Considering the neighborhood's low rating and a yield of only 1.9%, investing in this property for family rentals may not meet financial expectations. Not ideal for Luxury market and short-term vacation rental strategies are unlikely to succeed in this overpriced setting. The current listing fails to justify a premium price point given the average neighborhood score and gross yield limitations.
Economic Vulnerability With an economic stability score of 60/100, there is a considerable risk of economic fluctuations affecting the property's value and rental income potential. Tenant Instability The tenant stability score of 60/100 indicates a risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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