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.
1-bedroom, 1-bathroom apartment of 77 m², energy rating B. Located on praceta Norton de Matos, 63, Gulpilhares e Valadares parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The apartment includes a charming living room with a fireplace and is conveniently located near Francelos train station for easy commuting to Porto. Amenities: Enjoy nearby beaches and a vibrant local commerce scene.
The valuation. The asking price of €235,000 is significantly above fair value, which is estimated at €216,866, resulting in an overpricing of €18,134 (7.7%). This assessment suggests that potential buyers should approach with caution.
Fair value modelled at €216,866 from the area baseline, adjusted for condition and location. Asking €235,000 sits €18,134 (7.7%) above — overpriced versus fair value.
Asking €235,000 versus the praceta Norton de Matos, 63 area baseline of €205,128 (€2,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 79 · Materials 85 · Room dimensions 80). 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.
praceta Norton de Matos, 63
Area baseline €205,128 + condition +€8,422 + location +€17,561 = modelled fair value of €216,866 (€2,816/m²), a €18,134 (7.7%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Norton de Matos, 63 | Subject | €235,000 | €3,052 | — | 79 | 73 |
| rua Nova dos Loureiros, 30 | Active | €255,000 | €3,643 | 19.4% | 78 | 70 |
| rua Padre Pinho Nunes | Active | €850,000 | €4,067 | 33.3% | 80 | 62 |
| Canelas · 389360 | Active | €234,900 | €2,830 | 7.3% | 72 | 61 |
| Canelas · 6fbbc0 | Active | €269,000 | €2,135 | 30.0% | 80 | 74 |
| Median comp | €262,000 | €3,237 | 6.0% | 79 | 66 |
Long-term rental The property is overpriced at €235,000, which is 7.7% above its fair value of €216,866, limiting the potential return on investment. With a gross yield of 3.2%, the long-term rental strategy may not provide sufficient cash flow relative to the purchase price. Family rental Although the location benefits from Porto's urban influence and presents safe suburban characteristics, the apartment's valuation is concerning at €235,000, making it overpriced by 7.7% against the fair value. The gross yield of 3.2% further indicates that this investment may not effectively cater to the family rental market under current terms. Buy-and-hold Investing in this property under a buy-and-hold strategy appears unpromising as it is priced at €235,000, which is 7.7% above the fair value of €216,866. The lower gross yield of 3.2% suggests that capital appreciation may not offset the high purchase price over time.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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