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 100 m², built in 2000, energy rating E. Located Rio Mau e Arcos parish, Vila do Conde municipality, Porto district. Noteworthy Features: This apartment boasts a magnificent 41 m² private terrace, perfect for outdoor entertaining, alongside a garage accommodating two vehicles in a highly convenient location. Location Highlights: Minutes from Caxinas beach, metro access, and essential amenities.**
The valuation. The asking price of €390,000 is significantly above the assessed fair value of €169,083, reflecting a disparity of €220,917 (56.6%). This property is considered overpriced.
Fair value modelled at €169,083 from the area baseline, adjusted for condition and location. Asking €390,000 sits €220,917 (56.6%) above — overpriced versus fair value.
Asking €390,000 versus the Rio Mau e Arcos, Vila do Conde, Porto area baseline of €226,800 (€2,268/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Rio Mau e Arcos, Vila do Conde, Porto
Area baseline €226,800 + condition +€8,281 + location +€9,102 = modelled fair value of €169,083 (€1,691/m²), a €220,917 (56.6%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Rio Mau e Arcos · 911841 | Subject | €390,000 | €3,900 | — | 78 | 65 |
| Labruge · bf2a4a | Active | €320,000 | €2,540 | 34.9% | 79 | 73 |
| rua 5 de Outubro S / N | Active | €320,000 | €3,265 | 16.3% | 75 | 61 |
| rua Alberto Pinheiro Torres, 285 | Active | €340,000 | €2,698 | 30.8% | 70 | 61 |
| rua do Pevido, 148 | Active | €430,000 | €4,019 | 3.0% | 75 | 67 |
| Median comp | €330,000 | €2,982 | 23.6% | 75 | 64 |
Long-term rental The property is priced significantly above its fair value by 56.6%, which diminishes its attractiveness for long-term rental purposes, especially given the 0% gross yield. With a condition rating of 80/100 and a neighborhood score of 65/100, potential returns may not justify the current investment. Student housing While the proximity to Braga could benefit student tenants, the current pricing shows the property is overpriced, making it a less appealing investment for student housing. The lack of a gross yield at this price point raises concerns about the viability of generating income from this asset. Buy-and-hold Investing in this property as a buy-and-hold strategy could lead to significant losses, as it is currently priced 56.6% above its fair value. The combination of an inadequate gross yield and a mixed neighborhood rating suggests that the potential for appreciation may not offset the high initial investment. Not ideal for: Short-term vacation rental, Luxury market This property is ill-suited for short-term vacation rentals and the luxury market due to its high price point and lack of competitive yield. The market dynamics and property characteristics indicate a mismatch for both strategies, potentially leading to poor performance.
Economic and Tenant Instability The property has moderate economic and tenant stability scores of 65/100, indicating a risk of fluctuating rental income and potential vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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