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.
0-bedroom, 0-bathroom country_house of 391 m². Located Boelhe parish, Penafiel municipality, Porto district. Noteworthy Features: This property includes a private well for water autonomy, extensive gardens that blend seamlessly with the landscape, and significant potential for rural tourism endeavors.
The valuation. The asking price of €1,260,000 is significantly above the fair value of €587,878, resulting in an overpriced situation with a difference of €672,122 (53.3%). This valuation suggests a high market expectation not aligned with intrinsic value.
Fair value modelled at €587,878 from the area baseline, adjusted for condition and location. Asking €1,260,000 sits €672,122 (53.3%) above — overpriced versus fair value.
Asking €1,260,000 versus the Boelhe, Penafiel, Porto area baseline of €526,286 (€1,346/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 59/100 (Housing Market 55 · Amenities 55 · Economic 60 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Boelhe, Penafiel, Porto
Area baseline €526,286 + condition +€20,772 + location +€19,706 = modelled fair value of €587,878 (€1,504/m²), a €672,122 (53.3%) gap versus the €1,260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Boelhe · 938854 | Subject | €1,260,000 | €3,223 | — | 75 | 59 |
| Rio de Moinhos · 937577 | Active | €225,000 | €2,586 | 19.7% | 72 | 62 |
| Cabeça Santa · 4d40f2 | Active | €450,000 | €2,500 | 22.4% | 50 | 61 |
| Rio de Moinhos · 389d33 | Active | €127,500 | €1,678 | 47.9% | 64 | 61 |
| Rio de Moinhos · 4d4503 | Active | €219,990 | €1,642 | 49.1% | 72 | 65 |
| Median comp | €222,495 | €2,089 | 35.2% | 68 | 62 |
Long-term rental The property in Boelhe, Penafiel is currently listed at €1,260,000, significantly exceeding its fair value of €587,878, indicating it is overpriced by 53.3%. With a gross yield of only 1.5%, the potential for long-term rental income does not justify the high entry price in light of the neighborhood's average safety rating of 59/100. Buy-and-hold Acquiring this country house as a buy-and-hold investment seems challenging given the substantial gap from fair value, deeming it overpriced at €1,260,000 compared to the fair valuation of €587,878. The property’s potential for appreciation in value is limited by its current yield of 1.5% and the condition rating of 78/100, which together indicate a lack of compelling investment incentive.
Economic Vulnerability With an economic stability score of 60/100, there is a notable risk of economic downturn impacting the area's rental market, leading to potential vacancies or decreased rental income. Tenant Instability The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could further compromise cash flow and overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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