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 135 m², built in 1994, energy rating E. Located on rua Cavadas, 38, Rio Tinto parish, Gondomar municipality, Porto district. This apartment features a cozy fireplace in the living room and a sunroom in the kitchen, enhancing both ambiance and functionality for everyday living.
The valuation. The asking price of €324,000 is significantly above the fair value of €203,030, indicating an overvaluation of €120,970, or 37.3%. This property is overpriced and may deter potential buyers or investors.
Fair value modelled at €203,030 from the area baseline, adjusted for condition and location. Asking €324,000 sits €120,970 (37.3%) above — overpriced versus fair value.
Asking €324,000 versus the rua Cavadas, 38 area baseline of €345,060 (€2,556/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Cavadas, 38
Area baseline €345,060 + condition +€422 + location +€13,608 = modelled fair value of €203,030 (€1,504/m²), a €120,970 (37.3%) gap versus the €324,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cavadas, 38 | Subject | €324,000 | €2,400 | — | 72 | 68 |
| rua Cavadas, 38B | Active | €324,000 | €3,115 | 29.8% | 73 | 66 |
| rua Padre Joaquim das Neves | Active | €342,000 | €2,327 | 3.1% | 76 | 64 |
| Águas Santas · 4d4643 | Active | €295,000 | €2,783 | 16.0% | 78 | 73 |
| rua Nossa Senhora do Amparo | Active | €320,000 | €3,137 | 30.7% | 74 | 64 |
| Median comp | €322,000 | €2,949 | 22.9% | 75 | 65 |
Long-term rental The property's listing price of €324,000 represents a significant gap of 37.3% above the fair value of €203,030, indicating that it is overpriced. With a gross yield of 3.5%, the potential return does not justify the elevated cost, making it less attractive for long-term rental investments. Family rental While the apartment could appeal to families given its size and location, the price exceeds fair value by a substantial margin of 37.3%. This inflated pricing coupled with a gross yield of just 3.5% limits its potential as a viable family rental option. Buy-and-hold A buy-and-hold strategy for this property is diminished by its current market price of €324,000, which is 37.3% above the fair value of €203,030, categorizing it as overpriced. The expected gross yield of 3.5% does not provide sufficient incentive for holding this asset long-term, particularly in a suburban context where growth may be limited.
Economic and Tenant Instability Risk With both economic stability and tenant stability scores at 70/100, there is a moderate risk that fluctuations in the local economy could lead to increased vacancy rates, negatively impacting cash flow and 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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