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 119 m², built in 2001, energy rating D. Located Gondomar (São Cosme), Valbom e Jovim parish, Gondomar municipality, Porto district. Noteworthy Features: The apartment boasts a cozy living room with a functional fireplace, enhancing warmth and ambiance, and includes a separate laundry area for added convenience.
The valuation. The asking price of €270,000 sits significantly above the fair value of €160,622, resulting in an excessive premium of €109,378 (40.5%). This property is, therefore, overpriced. Buy-to-flip angle. A buy-to-flip strategy would aim to enhance the apartment's dated finishes and fixtures, targeting a quick resale at a higher price point amidst the revitalizing local market. Buy-to-let angle. With an estimated rental income of ~€833/month, a buy-to-let strategy would yield a modest gross yield of 3.7%, making it suitable for long-term rental investment in the area.
Fair value modelled at €160,622 from the area baseline, adjusted for condition and location. Asking €270,000 sits €109,378 (40.5%) above — overpriced versus fair value.
Asking €270,000 versus the Gondomar (São Cosme), Valbom e Jovim, Gondomar, Porto area baseline of €284,053 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 50 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Gondomar (São Cosme), Valbom e Jovim, Gondomar, Porto
Area baseline €284,053 + condition -€38,675 + location +€18,774 = modelled fair value of €160,622 (€1,350/m²), a €109,378 (40.5%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gondomar (São Cosme), Valbom e Jovim · be9544 | Subject | €270,000 | €2,269 | — | 50 | 76 |
| rua São Tiago, 90 | Active | €268,000 | €2,161 | 4.7% | 70 | 70 |
| Gondomar (São Cosme), Valbom e Jovim · 82c732 | Active | €250,000 | €2,083 | 8.2% | 55 | 77 |
| Fânzeres e São Pedro da Cova · 6ebadf | Active | €360,000 | €2,011 | 11.4% | 65 | 72 |
| avenida Carvalha | Active | €299,900 | €1,947 | 14.2% | 72 | 74 |
| Median comp | €283,950 | €2,047 | 9.8% | 68 | 73 |
Long-term rental The 3-bed apartment in Gondomar is currently overpriced at €270,000, significantly exceeding its fair value of €160,622, indicating a gap of 40.5%. The gross yield of 3.7% does not justify the high asking price, making long-term rental an unattractive strategy. Family rental Given the high listing price relative to its fair market value, this property is not positioned to effectively serve the family rental market. The yield of 3.7% is insufficient to support a family-focused rental strategy in the current economic climate. Buy-and-hold The substantial overpricing at €270,000 compared to the fair value of €160,622 suggests that a buy-and-hold strategy might not yield favorable returns. Investors may find that the 3.7% yield does not adequately compensate for the ongoing costs of holding this property in an overpriced market.
Tenant turnover risk With a tenant stability score of 75/100, there is a notable risk of increased turnover, potentially leading to higher vacancy rates and additional costs associated with tenant acquisition and property maintenance.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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