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, 3-bathroom house of 220 m², built in 2002, energy rating D. Located on rua Água da Sombra, Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. The property features a large attic with skylights, offering versatile space perfect for an office or leisure room, and a basement kitchenette with direct outdoor access for added convenience.
The valuation. The asking price of €530,000 is above the fair value of €460,866, resulting in an excess of €69,134 (13.0%). This property is considered overpriced.
Fair value modelled at €460,866 from the area baseline, adjusted for condition and location. Asking €530,000 sits €69,134 (13.0%) above — overpriced versus fair value.
Asking €530,000 versus the rua Água da Sombra area baseline of €488,180 (€2,219/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Água da Sombra
Area baseline €488,180 + condition +€17,531 + location +€34,354 = modelled fair value of €460,866 (€2,095/m²), a €69,134 (13.0%) gap versus the €530,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Água da Sombra | Subject | €530,000 | €2,409 | — | 76 | 71 |
| Pedroso e Seixezelo · 96c6ee | Active | €430,000 | €2,194 | 8.9% | 76 | 74 |
| Avintes · 001a9d | Active | €475,000 | €1,740 | 27.8% | 71 | 76 |
| Mafamude e Vilar do Paraíso · 2620d0 | Active | €445,000 | €1,618 | 32.8% | 75 | 72 |
| Vilar de Andorinho · 4bc4ce | Active | €325,000 | €2,289 | 5.0% | 75 | 70 |
| Median comp | €437,500 | €1,967 | 18.4% | 75 | 73 |
Long-term rental The property is overpriced at €530,000, which is 13% above the fair value of €460,866, leading to an unappealing gross yield of just 3%. While the location offers good amenities and access to employment, the financial metrics indicate this is not a strategic choice for long-term rental investments. Family rental Despite the suburban location providing family-oriented schools, the property is overpriced compared to its fair value of €460,866. The 3% yield and a valuation gap of 13% suggest that it may not be an optimal fit for families seeking rental options within budget constraints. Buy-and-hold With a fair value of €460,866 and an asking price of €530,000, the property shows a significant overvaluation, making it less attractive for buy-and-hold strategies. The combination of a 3% yield and the existing price disparity indicates that holding onto this property may yield unsatisfactory returns. Not ideal for luxury market As the property is overpriced at €530,000, it does not align with the luxury market segment that generally seeks superior value. This discrepancy discourages interest from affluent buyers looking for properties at fair value or below. Not ideal for short-term vacation rental Given the property's overpriced status with a €530,000 listing, potential investors in the short-term vacation rental market may find it hard to justify such an investment. The 3% yield further suggests that this asset lacks the attractiveness required for a successful short-term rental venture. Not ideal for student housing The listing price of €530,000 indicates that the property is overpriced compared to its fair value, limiting its appeal for student housing. Additionally, the low yield of 3% reflects insufficient returns, making it a less favorable option for landlords catering to this demographic.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could increase vacancy rates and impact rental income negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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