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, 3-bathroom apartment of 161 m², built in 2022, energy rating A. Located on rua Mariano de Carvalho, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Notable Features: The apartment features two spacious L-shaped terraces totaling 30 m², providing ample outdoor space and excellent privacy for relaxation or entertaining guests.
The valuation. The asking price of €480,000 sits significantly above the fair value of €194,098, indicating an overpriced status of €285,902 (59.6%). This valuation presents a challenge for potential investors seeking market entry without overextending their budgets.
Fair value modelled at €194,098 from the area baseline, adjusted for condition and location. Asking €480,000 sits €285,902 (59.6%) above — overpriced versus fair value.
Asking €480,000 versus the rua Mariano de Carvalho area baseline of €399,119 (€2,479/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Mariano de Carvalho
Area baseline €399,119 + condition +€20,125 + location +€11,685 = modelled fair value of €194,098 (€1,206/m²), a €285,902 (59.6%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mariano de Carvalho | Subject | €480,000 | €2,981 | — | 82 | 68 |
| São Félix da Marinha · 00173a | Active | €279,000 | €2,790 | 6.4% | 80 | 66 |
| rua Padre Pinho Nunes | Active | €850,000 | €4,067 | 36.4% | 80 | 62 |
| rua Mariano de Carvalho | Active | €550,000 | €3,005 | 0.8% | 76 | 73 |
| São Félix da Marinha · 96c691 | Active | €539,000 | €2,764 | 7.3% | 82 | 68 |
| Median comp | €544,500 | €2,898 | 2.8% | 80 | 67 |
Long-term rental The 2-bed apartment in Arcozelo, priced at €480,000, significantly exceeds the fair value of €194,098, indicating it is overpriced by 59.6%. With a gross yield of only 3.3%, investing in this property for long-term rental may not yield satisfactory returns compared to market expectations. Family rental Given the apartment's listing price well above fair value at €480,000, potential family rental income could be hindered by a lack of demand in the current market context. The neighborhood rating of 68/100 suggests some limitations in attracting families looking for more affordable housing options. Buy-and-hold Considering the substantial gap between the listing price and fair value, this investment in Arcozelo presents a challenge for a successful buy-and-hold strategy. With the current valuation at €480,000, the property is overpriced, making it less desirable for long-term appreciation compared to other opportunities in the market.
Tenant Stability Risk With a tenant stability score of only 60/100, there is a higher risk of tenant turnover, which may lead to increased vacancy periods and decreased rental income.
