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 112 m². Located on rua Pescadores, 245, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The apartment boasts a substantial 42 m² private terrace ideal for outdoor gatherings, meticulously renovated with new plumbing, electricity, and pre-installed air conditioning for modern comfort.
The valuation. The asking price of €295,000 is significantly above the estimated fair value of €134,290, resulting in an overpricing of €160,710 (54.5%). This makes the investment less attractive for potential buyers.
Fair value modelled at €134,290 from the area baseline, adjusted for condition and location. Asking €295,000 sits €160,710 (54.5%) above — overpriced versus fair value.
Asking €295,000 versus the rua Pescadores, 245 area baseline of €294,336 (€2,628/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Pescadores, 245
Area baseline €294,336 + condition +€8,750 + location +€12,644 = modelled fair value of €134,290 (€1,199/m²), a €160,710 (54.5%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pescadores, 245 | Subject | €295,000 | €2,634 | — | 78 | 78 |
| Gulpilhares e Valadares · 82c657 | Active | €315,000 | €3,750 | 42.4% | 80 | 73 |
| rua Pescadores, 243 | Active | €395,000 | €3,160 | 20.0% | 80 | 71 |
| rua Nova dos Loureiros, 30 | Active | €255,000 | €3,643 | 38.3% | 78 | 70 |
| São Félix da Marinha · f362b9 | Active | €240,000 | €2,727 | 3.5% | 72 | 73 |
| Median comp | €285,000 | €3,402 | 29.1% | 79 | 72 |
Long-term rental The 2-bed apartment in Arcozelo, Vila Nova de Gaia is priced at €295,000, significantly above its fair value of €134,290. At a gross yield of 4.7%, the investment does not align with a rational long-term rental strategy given the substantial gap from fair value. Family rental While the apartment's condition (80/100) and neighborhood score (78/100) suggest decent appeal for families, the purchase price of €295,000 is excessive compared to the fair value of €134,290. This elevated price may deter potential families seeking affordable rental options in the area. Buy-and-hold Acquiring this property at €295,000 does not justify a buy-and-hold strategy, with the fair value estimated at only €134,290 reflecting a 54.5% overpricing. The slow appreciation potential against overvaluation greatly undermines the viability of a long-term hold investment rationale.
Economic downturn risk A slight drop in economic stability from a score of 80 could lead to decreased demand, jeopardizing rental income and property value stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
