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.
5-bedroom, 5-bathroom country_house of 650 m², energy rating F. Located on rua da Lenteira, 15, Foz do Sousa e Covelo parish, Gondomar municipality, Porto district. Noteworthy Features: The property includes a charming inner patio with an ornamental fish pond of Asian origin, enhancing its serene atmosphere and exclusivity for leisure and relaxation.
The valuation. The asking price of €2,250,000 sits significantly above the fair value of €1,076,224, indicating an overpriced scenario by €1,173,776 (52.2%). This discrepancy suggests caution for potential investors. Buy-to-flip angle. A buy-to-flip strategy in this case may yield limited returns given the inflated asking price, necessitating substantial renovation or market appreciation for profitability. Careful analysis would be essential before proceeding. Buy-to-let angle. The estimated rental income of €3,000 per month offers a gross yield of 1.6%, which is relatively low compared to market standards, indicating a less favorable buy-and-hold investment outlook. Continuous rental demand in the suburban setting may bolster long-term occupancy.
Fair value modelled at €1,076,224 from the area baseline, adjusted for condition and location. Asking €2,250,000 sits €1,173,776 (52.2%) above — overpriced versus fair value.
Asking €2,250,000 versus the rua da Lenteira, 15 area baseline of €1,551,550 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 68 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Lenteira, 15
Area baseline €1,551,550 + condition +€15,234 + location +€74,940 = modelled fair value of €1,076,224 (€1,656/m²), a €1,173,776 (52.2%) gap versus the €2,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Lenteira, 15 | Subject | €2,250,000 | €3,462 | — | 73 | 69 |
| Gondomar (São Cosme), Valbom e Jovim · 25f78c | Active | €380,000 | €1,818 | 47.5% | 75 | 73 |
| Gondomar (São Cosme), Valbom e Jovim · ba5b0b | Active | €1,400,000 | €3,279 | 5.3% | 70 | 68 |
| Gondomar (São Cosme), Valbom e Jovim · f35d73 | Active | €595,000 | €2,807 | 18.9% | 74 | 70 |
| Gondomar (São Cosme), Valbom e Jovim · f36088 | Active | €595,000 | €2,807 | 18.9% | 78 | 56 |
| Median comp | €595,000 | €2,807 | 18.9% | 75 | 69 |
Long-term rental Investing in a long-term rental strategy for this property seems impractical given its current listing price, which is 52.2% above the fair value of €1,076,224. The projected gross yield of 1.6% reflects an unfavorable return, indicating that this property may not attract stable long-term tenants. Family rental While the property could appeal to families due to its size and suburban location, the high asking price of €2,250,000 limits its viability as a family rental investment. Furthermore, the condition score of 77/100 and neighborhood score of 69/100 suggest that the property does not justify the current premium in the market. Buy-and-hold A buy-and-hold strategy is likely not advisable for this property since it is priced significantly above its fair value, potentially hindering long-term growth and appreciation. The substantial gap points to excessive risk and a lower likelihood of realizing a sustainable return on investment. Not ideal for This property is ill-suited for short-term vacation rentals due to its high price point, which would diminish occupancy rates and rental income potential. Additionally, entering the luxury market would likely be challenging, compounded by a gross yield of only 1.6% which does not meet the investment performance expectations typical in luxury properties. Student housing Investing in student housing is unwise given the property's significant overvaluation and the mismatch between its pricing and the student rental market dynamics. This strategy would be further hampered by the property's location and residential appeal, which may not attract the student demographic effectively.
Moderate Economic Exposure The combined economic and tenant stability scores of 70/100 suggest a moderate risk, indicating potential volatility in rental income and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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