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 229 m², built in 1969, energy rating D. Located on rua Pescadores, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Unique Feature: The T1+1 apartment includes a generous 35 m² private terrace, perfect for outdoor leisure, while the T2+2 duplex offers adaptable multifunctional spaces on the upper floor. Investment Potential: With two independent units, this property is ideal for both personal use and rental opportunities, capitalizing on its prime coastal location.
The valuation. The asking price of €669,500 significantly exceeds fair value at €278,904, placing it €390,596 (58.3%) above what is deemed reasonable. This property is therefore overpriced. Buy-to-flip angle. Given the high-quality materials and condition rating of 83/100, a renovation strategy could enhance appeal, but at this asking price, the margins for profitable resale would be extremely tight. Buy-to-let angle. With an estimated gross yield of 4.8% based on a monthly rental income of ~€2,678, this property offers potential for steady cash flow, targeting families in Greater Porto’s suburban market.
Fair value modelled at €278,904 from the area baseline, adjusted for condition and location. Asking €669,500 sits €390,596 (58.3%) above — overpriced versus fair value.
Asking €669,500 versus the rua Pescadores area baseline of €572,729 (€2,501/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Pescadores
Area baseline €572,729 + condition +€26,836 + location +€21,237 = modelled fair value of €278,904 (€1,218/m²), a €390,596 (58.3%) gap versus the €669,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pescadores | Subject | €669,500 | €2,924 | — | 80 | 73 |
| travessa Henrique Galvão | Active | €835,000 | €4,239 | 45.0% | 78 | 63 |
| Arcozelo · 93890a | Active | €660,000 | €4,177 | 42.9% | 80 | 75 |
| Arcozelo · 28bc5e | Active | €1,000,000 | €1,393 | 52.4% | 62 | 73 |
| Gulpilhares e Valadares · 4a81d1 | Active | €995,000 | €3,317 | 13.4% | 78 | 80 |
| Median comp | €915,000 | €3,747 | 28.2% | 78 | 74 |
Long-term rental The property is overpriced at €669,500 compared to a fair value of €278,904, indicating a significant gap of 58.3%. With a gross yield of 4.8%, potential long-term rental returns may not justify the high initial investment, suggesting a re-evaluation is necessary. Family rental Given the property’s condition rating of 83/100 and neighborhood score of 73/100, it may appeal to families looking for a home. However, with the price substantially above fair value, families might seek more cost-effective options in the area. Buy-and-hold From a buy-and-hold perspective, the property’s current valuation poses challenges, as it sits significantly overpriced by 58.3% against fair value. Investors may find better opportunities elsewhere that align more closely with realistic market valuations and yield expectations.
Tenant turnover risk With a Tenant stability score of 65/100, there is a heightened risk of tenant turnover, potentially leading to increased vacancy rates and associated 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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