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 95 m² on the 6th floor, energy rating C. Located Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: This apartment boasts unobstructed views of the Douro River and a balcony ideal for enjoying sunsets, enhancing its appeal beyond standard features.
The valuation. The asking price of €258,000 is significantly above the fair value of €195,786, with a difference of €62,214 or 24.1%. This property is considered overpriced in the current market. Buy-to-flip angle. A resale strategy could involve minor cosmetic upgrades to attract buyers, aiming to sell after a short hold period at a higher price point than the acquisition cost. Quick renovations can increase appeal without substantial investment. Buy-to-let angle. The estimated rental income is approximately €838 per month, yielding a gross yield of 3.9%. This moderate yield suggests steady, albeit slow, returns for long-term rental in a suburban area.
Fair value modelled at €195,786 from the area baseline, adjusted for condition and location. Asking €258,000 sits €62,214 (24.1%) above — overpriced versus fair value.
Asking €258,000 versus the Vilar de Andorinho, Vila Nova de Gaia, Porto area baseline of €210,805 (€2,219/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Vilar de Andorinho, Vila Nova de Gaia, Porto
Area baseline €210,805 + condition +€2,227 + location +€16,954 = modelled fair value of €195,786 (€2,061/m²), a €62,214 (24.1%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vilar de Andorinho · 911896 | Subject | €258,000 | €2,716 | — | 74 | 74 |
| rua Oliveiras | Active | €350,000 | €2,518 | 7.3% | 72 | 78 |
| rua Palmeira, 193 | Active | €265,000 | €2,650 | 2.4% | 74 | 67 |
| rua do Agueiro, 294 | Active | €345,000 | €3,053 | 12.4% | 70 | 78 |
| praceta Palmeira, 162 | Active | €285,000 | €2,689 | 1.0% | 70 | 71 |
| Median comp | €315,000 | €2,670 | 1.7% | 71 | 75 |
Long-term rental This property, with a gross yield of 3.9%, is overpriced at €258,000 compared to its fair value of €195,786. Consequently, long-term rental potential may be limited by the significant 24.1% gap to fair value. Family rental Given its suburban location, the apartment may appeal to families, but at a listing price that is 24.1% above fair value, it may deter potential renters. Thus, the family rental market may not generate strong demand at this price point. Buy-and-hold While the property has potential in the buy-and-hold strategy, the current valuation significantly exceeds fair value, rendering it less attractive for capital appreciation. Investors should be cautious as the 24.1% overpricing could hinder long-term investment returns.
Economic Dependency Risk: With an economic stability score of 80/100, while relatively robust, there remains a risk of tenant turnover due to the lower tenant stability score of 70/100, potentially impacting 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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