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 apartment of 183 m², built in 2004, energy rating C. Located on rua Mariano de Carvalho, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: This apartment includes a private terrace that offers panoramic views of the surrounding landscape, enhancing outdoor living opportunities in a tranquil setting.
The valuation. The asking price of €550,000 significantly exceeds the fair value of €223,572, indicating it is overpriced by €326,428 (59.4%). This pricing discrepancy warrants caution for potential investors.
Fair value modelled at €223,572 from the area baseline, adjusted for condition and location. Asking €550,000 sits €326,428 (59.4%) above — overpriced versus fair value.
Asking €550,000 versus the rua Mariano de Carvalho area baseline of €457,683 (€2,501/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 75 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Mariano de Carvalho
Area baseline €457,683 + condition +€22,875 + location +€16,233 = modelled fair value of €223,572 (€1,222/m²), a €326,428 (59.4%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mariano de Carvalho | Subject | €550,000 | €3,005 | — | 82 | 72 |
| praceta Pedro Nunes S / N | Active | €399,500 | €3,248 | 8.1% | 85 | 65 |
| São Félix da Marinha · 96c691 | Active | €539,000 | €2,764 | 8.0% | 82 | 68 |
| rua Padre António Vieira | Active | €360,000 | €2,483 | 17.4% | 80 | 72 |
| rua Pescadores | Active | €340,000 | €2,720 | 9.5% | 92 | 70 |
| Median comp | €379,750 | €2,742 | 8.8% | 84 | 69 |
Long-term rental This 3-bed apartment in Arcozelo is overpriced at €550,000, compared to a fair value of €223,572, marking a significant 59.4% gap. With a gross yield of just 3.3%, the investment lacks the financial incentive typically sought in long-term rental properties. Family rental While the property could appeal to families due to its size and condition score of 85/100, the high asking price of €550,000 makes it a less attractive option in the current market. Prospective renters may prioritize affordability, limiting the potential for securing tenants in the family rental space. Buy-and-hold The substantial gap from fair value at €550,000 to €223,572 means that this asset is not a sound choice for a buy-and-hold strategy, even with the property’s decent condition and reasonable neighborhood scores. Investors should reconsider as the current pricing does not align with long-term appreciation potential. Not ideal for: Short-term vacation rental The high price point of €550,000 does not justify any potential returns from short-term vacation rentals, especially given the competitive nature of the market. Additionally, the property’s location may not attract the tourist demographic sufficiently enough to mitigate the high investment cost. Not ideal for: Student housing Given the inflated price of €550,000, this property is unlikely to attract a steady stream of student renters, especially when other affordable options are available nearby. The apartment's features, while appealing, do not compensate for the high asking price in a market that favors lower rent options for students.
Tenant turnover risk With a tenant stability score of 65/100, there's a notable risk of higher tenant turnover, potentially impacting rental income and increasing vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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