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, 2-bathroom duplex of 209 m², built in 2023, energy rating B. Located on rua Padre Pinho Nunes, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. This duplex features a distinct blend of historical architecture and modern design elements, creating a unique living space that reflects both charm and contemporary sophistication.
The valuation. The asking price of €850,000 significantly exceeds the fair value of €246,909, representing a disparity of €603,091 (71.0%). This property is clearly overpriced based on current market evaluations.
Fair value modelled at €246,909 from the area baseline, adjusted for condition and location. Asking €850,000 sits €603,091 (71.0%) above — overpriced versus fair value.
Asking €850,000 versus the rua Padre Pinho Nunes area baseline of €522,709 (€2,501/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 62/100 (Housing Market 70 · Amenities 60 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Pinho Nunes
Area baseline €522,709 + condition +€26,125 + location +€10,112 = modelled fair value of €246,909 (€1,181/m²), a €603,091 (71.0%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Pinho Nunes | Subject | €850,000 | €4,067 | — | 80 | 62 |
| praceta Norton de Matos, 63 | Active | €235,000 | €3,052 | 25.0% | 79 | 73 |
| Gulpilhares e Valadares · 25f53d | Active | €325,000 | €4,167 | 2.5% | 80 | 76 |
| rua Mariano de Carvalho | Active | €480,000 | €2,981 | 26.7% | 82 | 68 |
| rua Pescadores, 243 | Active | €395,000 | €3,160 | 22.3% | 80 | 71 |
| Median comp | €360,000 | €3,106 | 23.6% | 80 | 72 |
Long-term rental This property is overpriced with a significant gap of 71.0% compared to its fair value, offering a gross yield of 0%. Given its suburban safety and decent school access, it could attract long-term tenants but remains a poor investment relative to its cost. Family rental While the property has advantages like good access to schools and suburban safety, its pricing at €850,000 is substantially inflated compared to the fair value of €246,909. Families may seek out this area for its amenities, but the high purchase price deters potential rental income viability. Buy-and-hold The valuation of this 2-bed duplex is considerably above its fair value, making it a questionable choice for a buy-and-hold strategy with no expected yield. Although the neighborhood provides some appealing elements, the excessive price negates the benefits of long-term appreciation potential.
Economic Dependence on Tenants The property has a moderate economic stability score of 60/100, indicating potential vulnerability to fluctuations in tenant income, which could pose risks to rental income reliability. Tenants’ Economic Dependence A tenant stability score of 60/100 suggests that tenants may have variable financial situations, impacting their ability to fulfill rental obligations consistently.
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