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.
1-bedroom, 1-bathroom apartment of 60 m², energy rating D. Located on rua Bouças, 112, Canidelo parish, Vila Nova de Gaia municipality, Porto district. Highlight: The apartment boasts a spacious 58m² terrace with unobstructed views, perfect for outdoor entertaining and enjoying the all-day sunshine, just steps from Canidelo beach.
The valuation. The asking price of €250,000 is significantly above the fair value of €127,963, reflecting an overpriced status of €122,037 or 48.8% above market norms. This highlights the need for careful consideration before investment.
Fair value modelled at €127,963 from the area baseline, adjusted for condition and location. Asking €250,000 sits €122,037 (48.8%) above — overpriced versus fair value.
Asking €250,000 versus the rua Bouças, 112 area baseline of €197,820 (€3,297/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Bouças, 112
Area baseline €197,820 + condition +€7,500 + location +€8,923 = modelled fair value of €127,963 (€2,133/m²), a €122,037 (48.8%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bouças, 112 | Subject | €250,000 | €4,167 | — | 82 | 70 |
| rua Manuel Alves Moreira S / N | Active | €245,000 | €4,224 | 1.4% | 73 | 73 |
| rua Diogo de Silves, 77 | Active | €245,000 | €3,356 | 19.5% | 74 | 66 |
| rua da Paz | Active | €245,000 | €4,804 | 15.3% | 73 | 73 |
| Santa Marinha e São Pedro da Afurada · f366d0 | Active | €295,000 | €4,338 | 4.1% | 75 | 72 |
| Median comp | €245,000 | €4,281 | 2.7% | 74 | 73 |
Long-term rental This 1-bed apartment in Canidelo, Vila Nova de Gaia is currently overpriced at €250,000, creating a significant gap of 48.8% from its fair value of €127,963. With a gross yield of 4.1%, the potential returns do not justify the inflated purchase price in the long run. Family rental Given the suburban advantages like safety and education in the Porto metropolitan area, the property may attract families, but its current price point renders it less appealing. The sizeable gap from fair value indicates that it would be a costly option for family renters seeking affordable living solutions. Buy-and-hold This property presents a poor buy-and-hold investment due to its valuation at €250,000, which exceeds its fair value significantly. Holding this property may lead to lower appreciation and return metrics, given the current market dynamics and the elevated entry price. Short-term vacation rental Investing in this apartment for short-term vacation rentals would be unwise, particularly considering its steep pricing relative to fair market value. The neighborhood’s amenities and proximity to urban advantages do not make up for the cost, limiting profitability. Student housing This property is not ideally suited for student housing, as its high price compared to fair value constrains affordability for students. Even though the area offers urban perks, the current valuation could deter potential student tenants seeking budget-friendly options.
Economic and Tenant Volatility With both the economic stability and tenant stability scores at 70/100, there is a heightened risk of fluctuations in tenant retention and potential market downturns, impacting overall rental income and 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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