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.
2-bedroom, 2-bathroom apartment of 94 m² on the 1st floor, built in 1996, energy rating C. Located on largo Lavouras, 12, Gulpilhares e Valadares parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: This apartment’s gated community offers exclusive amenities such as two swimming pools and a tennis court, promoting a luxurious lifestyle with extensive green spaces for relaxation.
The valuation. The asking price of €330,000 is significantly above the fair value of €253,436, representing an overshoot of €76,564 (23.2%). This property is clearly overpriced in the current market. Buy-to-flip angle. Given the high-quality finishes, a buy-to-flip strategy could target a resale price that capitalizes on modern aesthetics, although the initial pricing leaves little room for profit. Potential resale could focus on strategic renovations to enhance value. Buy-to-let angle. The estimated rental income of €1,045/month yields a gross return of 3.8%, appealing for long-term rental strategies. This approach could attract families seeking stable suburban living while potentially generating consistent cash flow.
Fair value modelled at €253,436 from the area baseline, adjusted for condition and location. Asking €330,000 sits €76,564 (23.2%) above — overpriced versus fair value.
Asking €330,000 versus the largo Lavouras, 12 area baseline of €250,416 (€2,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 78 · Room dimensions 76). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
largo Lavouras, 12
Area baseline €250,416 + condition -€1,028 + location +€21,438 = modelled fair value of €253,436 (€2,696/m²), a €76,564 (23.2%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Lavouras, 12 | Subject | €330,000 | €3,511 | — | 70 | 73 |
| rua Escola de Vila Chã, 243 | Active | €315,000 | €2,603 | 25.8% | 74 | 72 |
| rua Associação Recreativa de Francelos, 220 | Active | €340,000 | €2,833 | 19.3% | 75 | 75 |
| Gulpilhares e Valadares · dc15ff | Active | €385,000 | €3,263 | 7.1% | 70 | 75 |
| Canelas · 6fbb75 | Active | €269,000 | €2,491 | 29.1% | 65 | 76 |
| Median comp | €327,500 | €2,718 | 22.6% | 72 | 75 |
Long-term rental The current listing price of €330,000 results in a gross yield of only 3.8%, indicating that this 2-bed apartment is not positioned to generate significant returns for long-term investors. With a fair value of €253,436, the property is overpriced, limiting potential cash flow and profitability. Buy-and-hold While the proximity to Porto might suggest stability, the property's current price reflects a 23.2% gap above fair value, making it a less attractive option for a buy-and-hold strategy. Given the average condition score of 74/100, the anticipated appreciation may not justify the elevated commitment at this price point. Family rental The apartment's features and neighborhood may appeal to family tenants, yet the current asking price of €330,000 is considered overpriced compared to the fair value of €253,436. This discrepancy means that even with a modest yield, the investment lacks favorable financial fundamentals for family rental demand.
Tenant turnover risk High tenant turnover might occur due to the combined economic stability score of 70/100 and tenant stability score of 75/100, indicating potential fluctuations in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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