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, 3-bathroom house of 220 m², built in 2002, energy rating D. Located on rua Água da Sombra, Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The property includes a versatile attic space illuminated by skylights, ideal for an office or leisure room, and features a cozy regional kitchen with a wood oven for outdoor gatherings.
The valuation. The asking price of €515,000 is €8,673 (1.7%) above the fair value of €506,327. This property is fairly priced within the current market context.
Fair value modelled at €506,327 from 6 comparable sales in the area. Asking €515,000 sits €8,673 (1.7%) above — overpriced versus fair value.
Asking €515,000 versus the rua Água da Sombra area baseline of €400,750 (€1,822/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €400,750, adjusted for condition and micro-location, gives a modelled fair value of €506,327 (€2,301/m²), a €8,673 (1.7%) gap versus the €515,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Água da Sombra | Subject | €515,000 | €2,341 | — | 73 | 65 |
| rua Água da Sombra | Active | €530,000 | €2,409 | 2.9% | 76 | 71 |
| rua Clube Naval Infante D. Henrique | Active | €730,000 | €3,364 | 43.7% | 75 | 66 |
| Pedroso e Seixezelo · 96c6ee | Active | €430,000 | €2,194 | 6.3% | 76 | 74 |
| Avintes · 001a9d | Active | €475,000 | €1,740 | 25.7% | 71 | 76 |
| Median comp | €502,500 | €2,302 | 1.7% | 76 | 73 |
Long-term rental The property offers a fair value positioning with a minimal gap of 1.7%, aligning well for consistent cash flow. However, with a gross yield of only 3%, it may not significantly outperform other investment opportunities in the area. Family rental Given its reasonable condition score of 76/100, the house is adequately suited for family living, appealing to tenants seeking stability and space. Though the neighborhood quality is a mixed 65/100, families may still find it an acceptable environment due to its proximity to urban amenities in Porto. Buy-and-hold Holding onto this property presents a stable option, particularly given its local economic ties and fair valuation. However, investors should remain cautious regarding its yield potential, as the 3% return may not meet the expectations of aggressive growth strategies.
Economic Vulnerability The combined economic and tenant stability scores of 65/100 suggest a risk of fluctuations in income and occupancy rates that may impact overall rental yields.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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