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 92 m², built in 2002, energy rating C. Located on praceta Eça de Queirós, 38, Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. Noteworthy features: This apartment features a furnished kitchen equipped with modern appliances and abundant natural light through its northeast-facing windows, enhancing its livability and charm.
The valuation. The asking price of €255,000 is significantly above fair value, which is estimated at €175,907, representing an overpricing of €79,093 (31.0%).\nBuy-to-flip angle. A buy-and-flip strategy could be difficult due to the property's current overvaluation, requiring a sizable appreciation to realize a profit.\nBuy-to-let angle. With an estimated gross yield of 4.2%, rental income strategy focuses on securing long-term tenants to leverage the monthly rent of approximately €892 to offset investment costs.
Fair value modelled at €175,907 from the area baseline, adjusted for condition and location. Asking €255,000 sits €79,093 (31.0%) above — overpriced versus fair value.
Asking €255,000 versus the praceta Eça de Queirós, 38 area baseline of €171,028 (€1,859/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 72 · Materials 70 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Eça de Queirós, 38
Area baseline €171,028 + condition -€9,487 + location +€14,366 = modelled fair value of €175,907 (€1,912/m²), a €79,093 (31.0%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Eça de Queirós, 38 | Subject | €255,000 | €2,772 | — | 72 | 71 |
| rua Consortes, 146 | Active | €269,000 | €3,241 | 16.9% | 73 | 62 |
| rua Florbela Espanca | Active | €289,500 | €3,016 | 8.8% | 70 | 76 |
| Mafamude e Vilar do Paraíso · 99f425 | Active | €230,000 | €3,382 | 22.0% | 72 | 71 |
| rua 14 Outubro | Active | €277,000 | €2,716 | 2.0% | 60 | 68 |
| Median comp | €273,000 | €3,129 | 12.9% | 71 | 70 |
Family rental The property is overpriced by 31.0% compared to its fair value of €175,907, limiting its viability as a family rental. The gross yield of 4.2% further suggests that the investment may not attract the desired tenant quality in the current market conditions. Long-term rental At €255,000, this apartment is significantly above its fair value, positioning it as an expensive option for long-term rental. With a condition score of 68/100, the property may struggle to command premium rental prices needed to justify the high price point. Buy-and-hold This investment strategy is challenged by the substantial 31.0% gap between listing price and fair value, indicating that the property is overpriced. Furthermore, the average neighbourhood score of 71/100 may not provide sufficient appreciation potential to warrant the current investment.
Economic downturn risk A potential economic downturn could negatively impact the economic stability score of 75, which may lead to reduced tenant demand and increased vacancy rates, jeopardizing rental income.
