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.
2-bedroom, 1-bathroom apartment of 96 m², built in 1999, energy rating C. Located on rua Florbela Espanca, Mafamude e Vilar do Paraíso parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: This apartment boasts a stunning unobstructed sea view from the living room and balcony, enhancing its coastal charm while offering a serene retreat in the city. Additional Information: Located on the fifth floor, it benefits from double glazing and air conditioning for optimal comfort.
The valuation. The asking price of €289,500 is above the fair value of €253,284, indicating an overpriced property by €36,216 (12.5%). This discrepancy suggests potential challenges in realizing a return on investment when acquired at this asking price.
Fair value modelled at €253,284 from the area baseline, adjusted for condition and location. Asking €289,500 sits €36,216 (12.5%) above — overpriced versus fair value.
Asking €289,500 versus the rua Florbela Espanca area baseline of €252,288 (€2,628/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Florbela Espanca
Area baseline €252,288 + condition -€9,450 + location +€24,750 = modelled fair value of €253,284 (€2,638/m²), a €36,216 (12.5%) gap versus the €289,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Florbela Espanca | Subject | €289,500 | €3,016 | — | 70 | 76 |
| praceta Eça de Queirós, 38 | Active | €255,000 | €2,772 | 8.1% | 72 | 71 |
| rua Consortes, 146 | Active | €269,000 | €3,241 | 7.5% | 73 | 62 |
| rua 14 Outubro | Active | €277,000 | €2,716 | 9.9% | 60 | 68 |
| Canidelo · 90d8ca | Active | €262,000 | €2,519 | 16.5% | 72 | 68 |
| Median comp | €265,500 | €2,744 | 9.0% | 72 | 68 |
Long-term rental This property, priced at €289,500, presents challenges for long-term rental returns given its 3.7% gross yield, which is relatively low compared to market standards. With a fair value estimated at €253,284, this investment is positioned at a 12.5% premium that may hinder cash flow sustainability. Buy-and-hold Acquiring this apartment as a buy-and-hold investment might not provide optimal appreciation prospects due to its current valuation of €289,500, which exceeds the fair market value. The 12.5% gap implies that investors could struggle with potential resale and capital growth when entering at this price point. Family rental As a family rental option, the property offers decent neighborhood ratings but is still overpriced at €289,500, with a fair value of €253,284. Families may hesitate to engage at this price level, affecting rental occupancy rates and overall investment returns. Not ideal for: Luxury market, Short-term vacation rental.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 70/100, suggesting a potential for increased vacancy and costs related to leasing changes.
