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, 2-bathroom apartment of 95 m², built in 1998, energy rating C. Located on parque da Lavandeira, Oliveira do Douro parish, Vila Nova de Gaia municipality, Porto district. This apartment features a spacious living room with a fireplace, providing a cozy focal point for gatherings and enhancing the comfort of everyday living.
The valuation. The asking price of €250,000 sits €172,708 above the fair value of €77,292, marking a significant overvaluation of 69.1%. This pricing indicates a property not aligned with its market worth.
Fair value modelled at €77,292 from the area baseline, adjusted for condition and location. Asking €250,000 sits €172,708 (69.1%) above — overpriced versus fair value.
Asking €250,000 versus the parque da Lavandeira area baseline of €256,975 (€2,705/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
parque da Lavandeira
Area baseline €256,975 + condition -€14,547 + location +€5,198 = modelled fair value of €77,292 (€814/m²), a €172,708 (69.1%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque da Lavandeira | Subject | €250,000 | €2,632 | — | 68 | 65 |
| rua Entre Campos | Active | €259,900 | €2,030 | 22.8% | 65 | 70 |
| avenida Vasco da Gama | Active | €260,000 | €2,524 | 4.1% | 65 | 71 |
| Gondomar (São Cosme), Valbom e Jovim · f35d44 | Active | €275,000 | €2,594 | 1.4% | 70 | 82 |
| rua Padre Paiva | Active | €269,000 | €2,514 | 4.5% | 70 | 74 |
| Median comp | €264,500 | €2,519 | 4.3% | 68 | 73 |
Long-term rental The property is selling for €250,000, a significant 69.1% above its fair value of €77,292, indicating it is overpriced. This discrepancy suggests that securing consistent long-term rental income may prove challenging given the elevated entry cost compared to market expectations. Family rental With a gross yield of only 4% and a property condition rating of 65/100, this apartment may not attract families seeking value for money in their rental investments. The high price relative to fair value could deter potential tenants who are looking for more competitively priced options in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy may be riskier due to its overpriced status and higher acquisition cost, which does not align with potential market appreciation. The expected returns are unlikely to justify the investment when considering both neighborhood ratings and fair market value gaps.
Tenant turnover risk With both economic and tenant stability scores at 65/100, there is a heightened risk of increased tenant turnover, potentially leading to higher vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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