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 106 m², built in 1997, energy rating D. Located on praceta José Fernandes Caldas, 146, Santa Marinha e São Pedro da Afurada parish, Vila Nova de Gaia municipality, Porto district. Investment potential and panoramic views from the 8th floor add unique value in this sought-after location near essential services and amenities.
The valuation. The asking price of €285,000 sits €42,425 (14.9%) above the fair value of €242,575, indicating the property is overpriced. This discrepancy suggests investors may need to negotiate aggressively to reach a more realistic pricing point.
Fair value modelled at €242,575 from the area baseline, adjusted for condition and location. Asking €285,000 sits €42,425 (14.9%) above — overpriced versus fair value.
Asking €285,000 versus the praceta José Fernandes Caldas, 146 area baseline of €278,568 (€2,628/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 (Condition 40 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta José Fernandes Caldas, 146
Area baseline €278,568 + condition -€50,681 + location +€30,482 = modelled fair value of €242,575 (€2,288/m²), a €42,425 (14.9%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta José Fernandes Caldas, 146 | Subject | €285,000 | €2,689 | — | 40 | 79 |
| rua Diogo Botelho, 137 | Active | €370,000 | €4,111 | 52.9% | 55 | 71 |
| Lordelo do Ouro e Massarelos · 937630 | Active | €270,000 | €4,500 | 67.4% | 55 | 78 |
| largo Alberto Pimentel | Active | €265,000 | €4,818 | 79.2% | 42 | 79 |
| praceta Fernão do Pó | Active | €250,000 | €2,809 | 4.5% | 60 | 73 |
| Median comp | €267,500 | €4,306 | 60.1% | 55 | 76 |
Long-term rental The 2-bed apartment in Santa Marinha e São Pedro da Afurada is currently listed at €285,000, which is 14.9% above its fair value of €242,575. With a gross yield of 4.3%, this property may not provide the competitive return expected for long-term rental investments due to its overpriced nature. Buy-and-hold Investing in this apartment for a buy-and-hold strategy appears risky given that it is priced significantly over fair value, at €285,000 compared to €242,575. Although the location boasts urban demand, the 14.9% pricing gap diminishes the potential for capital appreciation in a buy-and-hold scenario. Family rental The apartment’s environment in Vila Nova de Gaia is appealing for family rentals due to its solid neighbourhood rating of 79/100, but the current listing price of €285,000 suggests it is overpriced by 14.9%. This could limit the attractiveness to families who prioritize affordability in an increasingly competitive rental market.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could impact rental income stability in the long term.
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