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.
3-bedroom, 3-bathroom apartment of 183 m², built in 2004, energy rating C. Located on rua Mariano de Carvalho, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The apartment includes a dedicated home office area and access to a private terrace, enhancing work-from-home convenience and outdoor living enjoyment. Valuation Verdict: ao preço justo.
The valuation. The asking price of €550,000 is significantly above the fair value of €216,589, representing an overpricing of €333,411 (60.6%). This discrepancy indicates a challenging investment landscape for potential buyers seeking a realistic return.
Fair value modelled at €216,589 from the area baseline, adjusted for condition and location. Asking €550,000 sits €333,411 (60.6%) above — overpriced versus fair value.
Asking €550,000 versus the rua Mariano de Carvalho area baseline of €480,924 (€2,628/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Mariano de Carvalho
Area baseline €480,924 + condition +€15,155 + location +€16,971 = modelled fair value of €216,589 (€1,184/m²), a €333,411 (60.6%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mariano de Carvalho | Subject | €550,000 | €3,005 | — | 76 | 73 |
| praceta Pedro Nunes S / N | Active | €399,500 | €3,248 | 8.1% | 85 | 65 |
| São Félix da Marinha · 96c691 | Active | €539,000 | €2,764 | 8.0% | 82 | 68 |
| rua Doutor Milheiros S / N | Active | €420,000 | €1,772 | 41.0% | 73 | 64 |
| rua Corvo | Active | €298,580 | €2,666 | 11.3% | 68 | 72 |
| Median comp | €409,750 | €2,715 | 9.7% | 78 | 67 |
Long-term rental The property is overpriced, with a substantial gap of 60.6% above fair value, which diminishes its attractiveness for long-term rental. Furthermore, with a gross yield of only 3%, the investment returns are unlikely to justify the price. Buy-and-hold Although the area benefits from proximity to Porto, the apartment's 60.6% overvaluation limits its potential as a buy-and-hold investment. The appreciation in property value may not be sufficient to offset the high entry price. Family rental Given the property's high asking price, it is overpriced by 60.6%, making it a difficult proposition for family rental suitability. Moreover, with a modest yield of 3%, potential cash flow from renting to families is likely to be unsatisfactory. Not ideal for The property's pricing and a yield of 3% render it a poor candidate for student housing. Additionally, the high asking price makes it less appealing for short-term vacation rentals, where competitive pricing is essential.
Economic Dependence Risk With an economic stability score of 70/100, there is a moderate risk of economic downturn affecting rental income potential and property value.
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