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 on the 2nd floor, built in 2000, energy rating C. Located on rua José Narciso Martins da Costa, 953, Vila Nova do Campo parish, Santo Tirso municipality, Porto district. The apartment features a closed balcony off the secondary bedrooms, enhancing outdoor space while ensuring privacy and excellent sun exposure throughout the day.
The valuation. The asking price of €260,000 is significantly above the fair value of €155,149, resulting in an overpricing margin of €104,852 (40.3%). The property is overpriced and doesn't align with current market valuations.
Fair value modelled at €155,149 from the area baseline, adjusted for condition and location. Asking €260,000 sits €104,852 (40.3%) above — overpriced versus fair value.
Asking €260,000 versus the rua José Narciso Martins da Costa, 953 area baseline of €167,856 (€1,614/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 65/100 (Housing Market 60 · Amenities 60 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua José Narciso Martins da Costa, 953
Area baseline €167,856 + condition +€813 + location +€8,736 = modelled fair value of €155,149 (€1,492/m²), a €104,852 (40.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Narciso Martins da Costa, 953 | Subject | €260,000 | €2,500 | — | 73 | 65 |
| Roriz · dee441 | Active | €245,000 | €1,129 | 54.8% | 85 | 61 |
| Roriz · dee448 | Active | €225,000 | €1,257 | 49.7% | 82 | 68 |
| Roriz · 93887d | Active | €198,500 | €1,134 | 54.6% | 60 | 61 |
| Vilarinho · 96c6e2 | Active | €499,000 | €2,228 | 10.9% | 80 | 52 |
| Median comp | €235,000 | €1,196 | 52.2% | 81 | 61 |
Long-term rental The 3-bed apartment in Vila Nova do Campo is priced at €260,000, which significantly exceeds the fair value of €155,149, indicating it is overpriced by 40.3%. This lack of alignment with the local market could hinder the ability to secure tenants, as the zero gross yield suggests no immediate return on investment. Buy-and-hold Investing in this property at the current listing price does not present a compelling opportunity for long-term equity growth, given its 40.3% premium over the fair value. Buyers could face challenges with an absent yield, as well as a questionable neighborhood rating that may limit future appreciation. Family rental While the property might appeal to families seeking space, the substantial pricing above fair value combined with the 0% yield makes it a less attractive option for family rental strategies. The suburban location and the need for commuting could further deter potential renters who prioritize accessibility and cost-effectiveness.
Economic Volatility Risk The property has an economic stability score of 60/100, indicating potential volatility that could negatively impact rental income and property appreciation.
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