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 84 m², built in 1997, energy rating D. Located on rua de Baiza, Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. This apartment provides direct access to an east-facing balcony with unobstructed views, enhancing its appeal with excellent morning sunlight.
The valuation. The asking price of €250,000 is significantly above the fair value of €172,034, representing a premium of €77,966 (31.2%). This price reflects an overpriced sentiment in the current market.
Fair value modelled at €172,034 from the area baseline, adjusted for condition and location. Asking €250,000 sits €77,966 (31.2%) above — overpriced versus fair value.
Asking €250,000 versus the rua de Baiza area baseline of €156,156 (€1,859/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 71 · Materials 79 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Baiza
Area baseline €156,156 + condition +€263 + location +€15,616 = modelled fair value of €172,034 (€2,048/m²), a €77,966 (31.2%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Baiza | Subject | €250,000 | €2,976 | — | 71 | 75 |
| rua Santos Pousada | Active | €235,000 | €2,938 | 1.3% | 80 | 78 |
| rua das Violetas | Active | €225,000 | €2,344 | 21.2% | 74 | 65 |
| rua Benjamim Pinto dos Santos | Active | €259,500 | €2,821 | 5.2% | 78 | 74 |
| Oliveira do Douro · 82c822 | Active | €235,000 | €2,938 | 1.3% | 75 | 76 |
| Median comp | €235,000 | €2,880 | 3.2% | 77 | 75 |
Long-term rental The current price of €250,000 for this 2-bed apartment represents a 31.2% increase over its fair value of €172,034, suggesting that the property is overpriced for long-term rental investment. With a gross yield of only 3.2%, the return on investment does not compensate for the heightened market entry costs. Family rental Despite the property's proximity to schools and a low-crime environment, the listing price of €250,000 far exceeds the fair value of €172,034, deeming it overpriced for family rental purposes. The moderate yield of 3.2% indicates limited financial viability for renting to families in this location. Buy-and-hold At €250,000, this apartment is priced 31.2% above its fair value of €172,034, positioning it as overpriced for a buy-and-hold strategy. Given the low yield of 3.2% and the potential for market fluctuations, the financial upside appears limited in the long run.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs.
