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 103 m² on the 3rd floor, built in 1992, energy rating D. Located on praceta Padre Floro, Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. This property features a closed balcony, ideal for enjoying outdoor space while maintaining privacy, and offers quick access to major highways for efficient commuting.
The valuation. The asking price of €205,000 is significantly above the fair value of €170,778, indicating an overvaluation of €34,222 (16.7%). This discrepancy suggests potential challenges in achieving a profitable sale at the current asking price.
Fair value modelled at €170,778 from the area baseline, adjusted for condition and location. Asking €205,000 sits €34,222 (16.7%) above — overpriced versus fair value.
Asking €205,000 versus the praceta Padre Floro area baseline of €228,557 (€2,219/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 52 · Materials 60 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 65 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Padre Floro
Area baseline €228,557 + condition -€32,188 + location +€11,489 = modelled fair value of €170,778 (€1,658/m²), a €34,222 (16.7%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Padre Floro | Subject | €205,000 | €1,990 | — | 52 | 65 |
| rua Heróis do Ultramar, 682 | Active | €225,000 | €3,261 | 63.8% | 60 | 71 |
| praceta Padre Floro | Active | €180,000 | €2,609 | 31.1% | 56 | 68 |
| Vilar de Andorinho · 99f3af | Active | €262,000 | €3,275 | 64.5% | — | 72 |
| Mafamude e Vilar do Paraíso · 1e62aa | Active | €300,000 | €3,371 | 69.4% | 55 | 76 |
| Median comp | €243,500 | €3,268 | 64.2% | 56 | 72 |
Family rental The apartment's pricing at €205,000 reflects a significant gap of 16.7% above the fair value, suggesting the investment is not ideal for family rental purposes. With the neighbourhood rated 65/100, it may lack the appeal necessary to attract desirable tenants at this price point. Long-term rental Given the gross yield of 5.2%, the current price position indicates that this property is overpriced for a long-term rental strategy. The condition score of 55/100 further suggests that potential expenses for upkeep may deplete profitability over time. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise considering its 16.7% overpricing relative to fair value. The combination of average neighbourhood ratings and property condition suggests limited appreciation potential in the coming years.
Tenant turnover risk The combined tenant stability score of 65/100 suggests a potential for higher tenant turnover, which could impact rental income stability.
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