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 125 m². Located on rua Pescadores, 243, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Notable Features: The duplex includes attic space with an additional two bedrooms, offering breathtaking sea views and extensive storage options, enhancing its versatility for various living arrangements.
The valuation. The asking price of €395,000 is significantly above the fair value of €152,209, representing an overpricing of €242,791 (61.5%). Therefore, this property does not represent a sound investment. Buy-to-flip angle. A buy-to-flip strategy would likely be challenging due to the high purchase price, which limits potential profit margins on resale. A substantial increase in the local market would be necessary to achieve a desirable return. Buy-to-let angle. With an estimated gross yield of 3.6% (~€1,185/month), the rental income strategy targets family rentals due to the suburban location and proximity to Porto, promoting tenant stability.
Fair value modelled at €152,209 from the area baseline, adjusted for condition and location. Asking €395,000 sits €242,791 (61.5%) above — overpriced versus fair value.
Asking €395,000 versus the rua Pescadores, 243 area baseline of €309,875 (€2,479/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 68 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Pescadores, 243
Area baseline €309,875 + condition +€15,625 + location +€10,584 = modelled fair value of €152,209 (€1,218/m²), a €242,791 (61.5%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pescadores, 243 | Subject | €395,000 | €3,160 | — | 80 | 71 |
| rua Pescadores, 245 | Active | €295,000 | €2,634 | 16.6% | 78 | 78 |
| Gulpilhares e Valadares · 82c657 | Active | €315,000 | €3,750 | 18.7% | 80 | 73 |
| São Félix da Marinha · f362b9 | Active | €240,000 | €2,727 | 13.7% | 72 | 73 |
| São Félix da Marinha · 96c691 | Active | €539,000 | €2,764 | 12.5% | 82 | 68 |
| Median comp | €305,000 | €2,746 | 13.1% | 79 | 73 |
Family rental The 2-bed duplex in Arcozelo, priced at €395,000, is significantly overpriced compared to its fair value of €152,209, representing a 61.5% gap. This high price relative to market conditions limits potential yield and tenant interest in the family rental market. Buy-and-hold Investing in this duplex for a buy-and-hold strategy seems unwise, given its valuation of €395,000 well above the fair value of €152,209, creating a substantial risk for long-term appreciation. The low yield of 3.6% coupled with overpricing compromises the investment's profitability over time. Long-term rental The high asking price of €395,000 for the duplex in Arcozelo positions it above its fair value of €152,209, making it difficult to achieve a favorable long-term rental yield. The current valuation could hinder cash flow and tenant retention in the long-term rental segment, thus raising investment risks.
Economic Dependence The property has a moderately high economic stability score of 75, which indicates a potential risk as it suggests that economic conditions could affect tenant retention, especially given a lower tenant stability score of 70, leading to vacancies or reduced rental income.
