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, 2-bathroom apartment of 136 m², built in 1983, energy rating C. Located on rua N, 7, 50, Árvore parish, Vila do Conde municipality, Porto district. Noteworthy Features: The property boasts enhanced acoustic insulation in its windows, significantly reducing outside noise for a tranquil living environment, while the neighborhood is known for its exceptional family-friendly atmosphere.
The valuation. The asking price of €392,000 is significantly above the fair value of €221,109, making it overpriced by €170,891 (43.6%). This discrepancy indicates a lack of investment appeal unless substantial future appreciation is anticipated.
Fair value modelled at €221,109 from the area baseline, adjusted for condition and location. Asking €392,000 sits €170,891 (43.6%) above — overpriced versus fair value.
Asking €392,000 versus the rua N, 7, 50 area baseline of €331,568 (€2,438/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua N, 7, 50
Area baseline €331,568 + condition +€17,000 + location +€13,709 = modelled fair value of €221,109 (€1,626/m²), a €170,891 (43.6%) gap versus the €392,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua N, 7, 50 | Subject | €392,000 | €2,882 | — | 80 | 68 |
| Vila do Conde · 90d8fd | Active | €345,000 | €3,255 | 12.9% | 80 | 66 |
| rua Fernando Pessoa | Active | €425,000 | €2,576 | 10.6% | 74 | 59 |
| rua da Independência de Guiné, 1 | Active | €360,000 | €3,600 | 24.9% | 80 | 52 |
| Vila do Conde · 262044 | Active | €415,000 | €3,879 | 34.6% | 74 | 67 |
| Median comp | €387,500 | €3,428 | 18.9% | 77 | 63 |
Long-term rental The 3-bed apartment in Árvore is listed significantly above its fair value, indicating an 43.6% overpricing which could detract from long-term rental yields. With a gross yield of only 2.9%, the investment may not provide a favorable return over time. Buy-and-hold Given the substantial gap between the listing price and fair value, this property does not present a solid buy-and-hold investment opportunity, as growth potential is likely hampered by its current pricing. The moderate amenities and condition score of 83/100 further support the conclusion that appreciation might not be feasible in the near future. Family rental The apartment's pricing, positioned at €392,000 compared to a fair value of €221,109, suggests it is not well-suited for family rentals, given the potential for limited tenant interest at such a high price point. Although the neighborhood offers suburban safety, the 68/100 score in neighborhood quality implies that families might prefer more competitively priced options elsewhere.
Tenant turnover risk A tenant stability score of 65/100 suggests a potential for higher tenant turnover, which could lead to increased vacancy rates and loss of rental income.
