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 €277,648 (€2,479/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 €277,648 + 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.
