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.
4-bedroom, 4-bathroom house of 272 m², energy rating D. Located Melres e Medas parish, Gondomar municipality, Porto district. Highlights: The property boasts approximately 28 meters of exclusive riverfront, ideal for potential private marina development or recreational water access along the Douro River.
The valuation. The asking price of €1,650,000 sits significantly above its fair value of €410,705, reflecting an overpricing of €1,239,295 (75.1%). This property is categorized as overpriced, making it a less attractive investment opportunity.
Fair value modelled at €410,705 from the area baseline, adjusted for condition and location. Asking €1,650,000 sits €1,239,295 (75.1%) above — overpriced versus fair value.
Asking €1,650,000 versus the Melres e Medas, Gondomar, Porto area baseline of €412,624 (€1,517/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 67 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 60 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Melres e Medas, Gondomar, Porto
Area baseline €412,624 + condition -€23,375 + location +€21,456 = modelled fair value of €410,705 (€1,510/m²), a €1,239,295 (75.1%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melres e Medas · 49b688 | Subject | €1,650,000 | €6,066 | — | 70 | 63 |
| rua Fernão Lopes, 34 | Active | €450,000 | €3,103 | 48.8% | — | 67 |
| Irivo · 49b65c | Active | €385,000 | €2,962 | 51.2% | 68 | 59 |
| Gondomar (São Cosme), Valbom e Jovim · 49b91b | Active | €435,000 | €3,884 | 36.0% | 74 | 73 |
| Gulpilhares e Valadares · 956b58 | Active | €1,800,000 | €6,040 | 0.4% | 70 | 68 |
| Median comp | €442,500 | €3,494 | 42.4% | 70 | 68 |
Long-term rental The property in Melres e Medas, listed at €1,650,000, is significantly overpriced compared to its fair value of €410,705, creating a notable gap of 75.1%. With a gross yield of just 1.2%, the investment returns do not justify the high entry price, making it an unfavorable choice for long-term rental. Family rental At an asking price of €1,650,000, this property does not represent good value for family rental, with a fair value assessed at €410,705 and a gap of 75.1%. The low yield of 1.2% and an average neighborhood rating of 63/100 suggest that tenants will find more competitive options in the area, driving down demand. Buy-and-hold Investing in this property as a buy-and-hold strategy is inadvisable, given its current valuation of €1,650,000 versus a fair value of €410,705, resulting in a significant 75.1% gap. The modest condition score of 70/100 combined with a low yield of 1.2% indicates that the asset is unlikely to appreciate meaningfully over time.
Economic and Tenant Stability Risk The property is at risk due to both the economic stability score and tenant stability score being at 65/100, which may indicate potential vulnerabilities in attracting and retaining quality tenants.
