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.
5-bedroom, 6-bathroom house of 718 m², built in 1996, energy rating D. Located on rua Nova do Morangal, 231, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The property includes two independent entrances and a basement lounge with direct pool access, ideal for entertaining and fostering a seamless indoor-outdoor lifestyle.
The valuation. The asking price of €800,000 sits €116,720 (14.6%) above the fair value of €683,280, indicating that the property is overpriced. Buyers should approach with caution and consider negotiating for a better price.
Fair value modelled at €683,280 from the area baseline, adjusted for condition and location. Asking €800,000 sits €116,720 (14.6%) above — overpriced versus fair value.
Asking €800,000 versus the rua Nova do Morangal, 231 area baseline of €1,795,718 (€2,501/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 63 · Materials 68 · Room dimensions 69). Below-median condition lowers fair value versus a renovated baseline unit.
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.
rua Nova do Morangal, 231
Area baseline €1,795,718 + condition -€109,944 + location +€69,479 = modelled fair value of €683,280 (€952/m²), a €116,720 (14.6%) gap versus the €800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nova do Morangal, 231 | Subject | €800,000 | €1,114 | — | 63 | 74 |
| Gulpilhares e Valadares · 6d540c | Active | €549,990 | €2,632 | 136.2% | 65 | 68 |
| Arcozelo · 65a7a2 | Active | €1,350,000 | €4,963 | 345.5% | — | 66 |
| São Félix da Marinha · 49b67a | Active | €890,000 | €1,679 | 50.7% | — | 71 |
| São Félix da Marinha · 38b173 | Active | €1,400,000 | €2,729 | 144.9% | 82 | 73 |
| Median comp | €1,120,000 | €2,681 | 140.6% | 74 | 70 |
Long-term rental The property at €800,000 is overpriced compared to its fair value of €683,280, indicating limited upside for long-term rental returns despite a decent gross yield of 6.4%. As the neighborhood scores 74/100, tenant quality may be reasonable; however, the price point raises concerns about sustainable rental income. Family rental While the property presents a spacious option for families, its listing price exceeding fair value at €800,000 suggests insufficient rental attractiveness for family-oriented tenants. The condition score of 65/100 further complicates its appeal, making it a less favorable choice for families seeking value. Buy-and-hold Investing in this property for a buy-and-hold strategy could be problematic due to its overpriced status, sitting at a 14.6% gap versus fair value. Coupled with the high listing price and moderate condition score, potential appreciation may not justify the initial investment. Short-term vacation rental The property is not ideal for short-term vacation rentals as it is priced at €800,000, making it less competitive against better-value alternatives in the market. High costs could deter potential guests, jeopardizing occupancy levels and profitability. Student housing With a listing price of €800,000, this property is not suitable for student housing due to its overpriced status. Its high cost compared to fair value and moderate condition would make it less appealing to budget-conscious student renters.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could impact rental income and occupancy rates negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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