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.
0-bedroom, 0-bathroom mix_use_building of 510 m², energy rating C. Located Macieira de Sarnes parish, Oliveira de Azeméis municipality, Aveiro district. Noteworthy Features: The property includes independent electricity and water meters for all units, offering increased flexibility for rental arrangements and management. Investment Potential: Strategically located near São João da Madeira, with a mix of residential and commercial spaces enhancing its appeal.
The valuation. The property is listed for €425,000, which exceeds the fair value of €372,426 by €52,574 (12.4%). This indicates that the property is overpriced in its current state.
Fair value modelled at €372,426 from the area baseline, adjusted for condition and location. Asking €425,000 sits €52,574 (12.4%) above — overpriced versus fair value.
Asking €425,000 versus the Macieira de Sarnes, Oliveira de Azeméis, Aveiro area baseline of €731,850 (€1,435/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 58/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Macieira de Sarnes, Oliveira de Azeméis, Aveiro
Area baseline €731,850 + condition -€107,578 + location +€14,884 = modelled fair value of €372,426 (€730/m²), a €52,574 (12.4%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Macieira de Sarnes · 52306f | Subject | €425,000 | €833 | — | 65 | 58 |
| avenida de Draveil | Active | €1,800,000 | €581 | 30.3% | — | 69 |
| Oliveira de Azeméis, Santiago de Riba-Ul, Ul, Macinhata da Seixa e Madail · 52306e | Active | €306,500 | €286 | 65.6% | — | 66 |
| Oliveira de Azeméis, Santiago de Riba-Ul, Ul, Macinhata da Seixa e Madail · 52306a | Active | €306,500 | €286 | 65.6% | — | 60 |
| rua São Domingos | Active | €375,000 | €1,465 | 75.8% | 78 | 70 |
| Median comp | €340,750 | €434 | 48.0% | 78 | 68 |
Long-term rental This property, listed at €425,000, is overpriced compared to the fair value of €372,426, presenting a significant risk for long-term rental investment. Additionally, the property yields 0% gross, making it unsuitable for generating rental income in the current market environment. Buy-and-hold The buy-and-hold strategy is not recommended for this property due to its 12.4% gap above fair value, suggesting that investors may not achieve expected returns over time. Coupled with a mediocre condition rating of 62/100, the property does not present a sound long-term investment opportunity. Family rental Given the current asking price and fair value assessment, this property is not an optimal choice for family rentals in Macieira de Sarnes. The combination of zero gross yield and an average neighborhood rating of 58/100 highlights potential challenges in attracting reliable tenants for family living. Short-term vacation rental This property is not suitable for short-term vacation rentals due to its high price point relative to fair value and the lack of amenities typical for appealing short-term stays. The suburban setting, while generally safe, does not provide the vibrant tourist experiences that attract such rental business. Luxury market Positioned at an inflated price, this property does not fit within the luxury market category, which demands distinct features and exceptional locations to justify investment. Furthermore, the property’s average condition ratings detract from its appeal to high-end buyers looking for premium real estate. Student housing The property is overpriced and lacks the necessary amenities and tenant demographic appeal to serve as viable student housing. With a low gross yield and a challenging neighborhood profile, the investment would face significant hurdles in attracting student renters.
Economic Vulnerability The economic stability score of 60 indicates potential susceptibility to market fluctuations, which may impact rental income or property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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