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 124 m², built in 1987, energy rating D. Located on rua São Tiago, 90, Fânzeres e São Pedro da Cova parish, Gondomar municipality, Porto district. This property features three facades, maximizing natural light, and includes a private parking space, enhancing convenience in a residential area close to amenities.
The valuation. The asking price of €268,000 is significantly above the fair value of €192,500, by €75,500 (28.2%). This property is therefore overpriced, suggesting limited potential for immediate returns based on current market trends.
Fair value modelled at €192,500 from the area baseline, adjusted for condition and location. Asking €268,000 sits €75,500 (28.2%) above — overpriced versus fair value.
Asking €268,000 versus the rua São Tiago, 90 area baseline of €188,108 (€1,517/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 72 · Room dimensions 69). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua São Tiago, 90
Area baseline €188,108 + condition -€10,656 + location +€15,049 = modelled fair value of €192,500 (€1,552/m²), a €75,500 (28.2%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Tiago, 90 | Subject | €268,000 | €2,161 | — | 70 | 70 |
| avenida Carvalha | Active | €299,900 | €1,947 | 9.9% | 72 | 74 |
| Fânzeres e São Pedro da Cova · 1e6425 | Active | €250,000 | €2,273 | 5.2% | 75 | 78 |
| Rio Tinto · 95692f | Active | €240,000 | €1,678 | 22.3% | — | 73 |
| Baguim do Monte (Rio Tinto) · 0016d8 | Active | €253,000 | €2,181 | 0.9% | 72 | 75 |
| Median comp | €251,500 | €2,064 | 4.5% | 72 | 75 |
Long-term rental The property is overpriced at €268,000 compared to the fair value of €192,500, leading to a gap of 28.2% that significantly constrains the potential for long-term rental profitability. With a gross yield of only 3.5%, it is unlikely to attract quality long-term tenants in the competitive market of Fânzeres e São Pedro da Cova. Family rental Given its current valuation, this property does not present a compelling case for family rental, particularly in a suburban area where quality living conditions are paramount. The 70/100 condition rating and the neighborhood's average quality suggest that families may seek more attractive alternatives that are better aligned with their budget and expectations. Value-add renovation Investing in a renovation may not justify the initial investment of €268,000 since the property is already priced above its fair value, which limits returns on improvement efforts. The condition rating of 70/100 indicates some need for updates, but the current high price diminishes the financial incentive to pursue value-add renovations effectively.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which may lead to increased vacancy rates and reduced rental income.
