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 104 m², built in 1994, energy rating E. Located on rua Cavadas, 38B, Rio Tinto parish, Gondomar municipality, Porto district. Noteworthy Features: This apartment's unique blend of modern aesthetics and quality furnishings offers a cozy atmosphere enhanced by unobstructed panoramic views of Rio Tinto from both balconies.
The valuation. The asking price of €324,000 is substantially above the fair value of €155,731, representing an excess of €168,269 (51.9%). This property is clearly overpriced and may deter savvy investors looking for value. Buy-to-flip angle. A buy-to-flip strategy could be executed by making cosmetic upgrades to the good-quality finishes, aiming for a resale price that reflects the current market trends in Gondomar. Buy-to-let angle. The estimated monthly rental income of €972 yields a modest 3.6%, appealing to long-term rental investors in the Porto metro area, particularly for family rentals due to the local amenities.
Fair value modelled at €155,731 from the area baseline, adjusted for condition and location. Asking €324,000 sits €168,269 (51.9%) above — overpriced versus fair value.
Asking €324,000 versus the rua Cavadas, 38B area baseline of €265,824 (€2,556/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cavadas, 38B
Area baseline €265,824 + condition +€813 + location +€9,318 = modelled fair value of €155,731 (€1,497/m²), a €168,269 (51.9%) gap versus the €324,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cavadas, 38B | Subject | €324,000 | €3,115 | — | 73 | 66 |
| rua Nova de Perlinhas | Active | €269,000 | €2,491 | 20.1% | 70 | 72 |
| rua Marquesa Cadaval | Active | €259,000 | €3,408 | 9.4% | 75 | 76 |
| Ermesinde · 96c19f | Active | €285,000 | €2,545 | 18.3% | 72 | 70 |
| Águas Santas · 6d5378 | Active | €310,000 | €2,627 | 15.7% | 72 | 73 |
| Median comp | €277,000 | €2,586 | 17.0% | 72 | 73 |
Long-term rental The property is priced at €324,000, which is significantly above its fair value of €155,731, indicating it is overpriced by 51.9%. With a gross yield of 3.6%, the potential return may not justify the elevated entry cost in the current market conditions. Buy-and-hold Given the current market dynamics, acquiring this apartment at €324,000 represents a substantial risk, as it is overpriced compared to the fair value of €155,731. Holding this asset will likely lead to capital losses, due to the existing gap of 51.9% and low yield of 3.6%. Family rental While family rentals typically enjoy solid demand, this property’s valuation at €324,000 is considerably inflated relative to its fair value of €155,731. The neighborhood's decent amenities and safety are not sufficient to offset the 51.9% gap and the resulting low yield of 3.6%. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Economic Dependence Risk The economic stability score of 65/100 indicates a moderate risk of fluctuations in local economic conditions affecting tenant demand and rental income. Tenant Turnover Risk With a tenant stability score of 65/100, there is a significant chance of higher than average turnover rates, leading to increased vacancy periods and leasing costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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