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 54 m², built in 1993, energy rating D. Located on praceta Padre Floro, Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The apartment offers a large terrace with unobstructed city views, and both bedrooms have direct access to this outdoor space, enhancing its appeal and livability.
The valuation. The asking price of €240,000 sits significantly above fair value by €138,735, or 57.8%. This property is clearly overpriced compared to its assessed fair market value of €101,265.
Fair value modelled at €101,265 from the area baseline, adjusted for condition and location. Asking €240,000 sits €138,735 (57.8%) above — overpriced versus fair value.
Asking €240,000 versus the praceta Padre Floro area baseline of €119,826 (€2,219/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Padre Floro
Area baseline €119,826 + condition -€6,750 + location +€7,629 = modelled fair value of €101,265 (€1,875/m²), a €138,735 (57.8%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Padre Floro | Subject | €240,000 | €4,444 | — | 70 | 69 |
| rua Aureliano Lima | Active | €219,500 | €4,221 | 5.0% | 65 | 73 |
| rua das Violetas | Active | €225,000 | €2,344 | 47.3% | 74 | 65 |
| Canelas · ba5b72 | Active | €270,000 | €5,294 | 19.1% | 72 | 74 |
| Vilar de Andorinho · 99f3af | Active | €262,000 | €3,275 | 26.3% | — | 72 |
| Median comp | €243,500 | €3,748 | 15.7% | 72 | 73 |
Long-term rental The current listing price of €240,000 significantly exceeds the fair value of €101,265, positioning this property as overpriced by 57.8%. With a gross yield of 4.6%, it is unlikely to generate sufficient returns to justify the elevated price point. Family rental While the property is located in a suburban area close to Porto, appealing to stable tenant demographics, the high asking price compromises its attractiveness as a family rental. The property’s condition rating of 67/100 suggests it may not meet the quality expectations of potential family renters given the market's premium pricing. Buy-and-hold As a buy-and-hold investment, this 2-bed apartment falls short due to its significant price overvaluation relative to the fair value. Investors may struggle to realize favorable capital appreciation or rental returns, given the 57.8% gap against its fair value and the associated risks of holding an overpriced asset.
Tenant Turnover Risk With a Tenant stability score of 65/100, there is a notable risk of higher tenant turnover, which can lead to increased vacancy rates and potential loss of rental income.
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