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.
0-bedroom, 0-bathroom mix_use_building of 260 m², energy rating E. Located Gafanha da Encarnação parish, Ílhavo municipality, Aveiro district. Unique Features: This property boasts three well-appointed kitchens, ideal for accommodating large groups or multiple families seeking a convenient holiday experience near coastal attractions.
The valuation. The asking price of €1,800,000 sits significantly above the fair value of €280,053, indicating an overvaluation of €1,519,947 (84.4%). This price is not justified by the current market conditions and analysis. Buy-to-flip angle. With a strategy focused on resale, the intent would be to enhance the property’s appeal for potential buyers, although current market dynamics suggest that expecting a profit from resale may be unrealistic. Buy-to-let angle. The property lacks immediate rental income potential, with a gross yield of 0%, making a buy-and-hold strategy less attractive without significant market changes or improvements in local rental demand.
Fair value modelled at €280,053 from the area baseline, adjusted for condition and location. Asking €1,800,000 sits €1,519,947 (84.4%) above — overpriced versus fair value.
Asking €1,800,000 versus the Gafanha da Encarnação, Ílhavo, Aveiro area baseline of €743,340 (€2,859/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 61/100 (Housing Market 50 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Gafanha da Encarnação, Ílhavo, Aveiro
Area baseline €743,340 + condition +€32,500 + location +€10,433 = modelled fair value of €280,053 (€1,077/m²), a €1,519,947 (84.4%) gap versus the €1,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gafanha da Encarnação · c1f1ef | Subject | €1,800,000 | €6,923 | — | 80 | 61 |
| Esgueira · 8d9f94 | Active | €230,000 | €3,833 | 44.6% | — | 63 |
| Requeixo, Nossa Senhora de Fátima e Nariz · c1f288 | Active | €299,000 | €1,582 | 77.1% | 60 | 63 |
| rua Sacadura Cabral, 297 | Active | €475,000 | €1,963 | 71.6% | 45 | 66 |
| rua de João Afonso de Aveiro, 21 | Active | €2,150,000 | €3,746 | 45.9% | — | 66 |
| Median comp | €387,000 | €2,855 | 58.8% | 53 | 65 |
Long-term rental This property is overpriced at €1,800,000 compared to its fair value of €280,053, leading to a significant gap of 84.4%. With a gross yield of 0%, investing in long-term rental is not a viable strategy given the property's inflated price. Family rental The asking price for this 0-bed mix-use building in Gafanha da Encarnação is substantially above its fair market value, which discourages family rental prospects. Families often seek more reasonable rental options, and this property presents no yield potential, making it an unattractive choice. Buy-and-hold Given that the property is overpriced with a fair value of just €280,053, buying and holding this asset would not be justified financially. The stagnant market and lack of rental income further complicate the buy-and-hold strategy in this instance.
Economic and Tenant Stability Risk The property has moderate economic and tenant stability scores of 65/100, indicating potential vulnerability to fluctuations in the rental market and tenant turnover.
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