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, 4-bathroom house of 340 m², built in 2009. Located on rua Central do Olival, Sandim, Olival, Lever e Crestuma parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The property boasts a generous 3,900 m² land area, perfect for outdoor projects, and features a versatile basement lounge suitable for recreation or a home gym.
The valuation. The asking price of €760,000 is significantly above the fair value of €614,710, representing a premium of €145,290 (23.6%). This property is considered overpriced based on its current valuation.
Fair value modelled at €614,710 from 5 comparable sales in the area. Asking €760,000 sits €145,290 (23.6%) above — overpriced versus fair value.
Asking €760,000 versus the rua Central do Olival area baseline of €614,744 (€1,808/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €614,744, adjusted for condition and micro-location, gives a modelled fair value of €614,710 (€1,808/m²), a €145,290 (23.6%) gap versus the €760,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Central do Olival | Subject | €760,000 | €2,235 | — | 70 | 71 |
| Pedroso e Seixezelo · 96c6ee | Active | €430,000 | €2,194 | 1.9% | 76 | 74 |
| rua Nossa Senhora de Fátima | Active | €399,000 | €2,433 | 8.8% | 74 | 76 |
| Pedroso e Seixezelo · 82c68b | Active | €319,900 | €1,081 | 51.7% | 73 | 69 |
| Pedroso e Seixezelo · 0dcc7a | Active | €499,000 | €1,808 | 19.1% | 60 | 65 |
| Median comp | €414,500 | €2,001 | 10.5% | 74 | 72 |
Family rental The property presents a yield of only 2.4%, indicating that it may not deliver adequate returns compared to its listing price of €760,000, which is 23.6% above the fair value of €614,710. Given its location in a suburban area with decent amenities, it may attract families, but the current pricing renders it less appealing for long-term family rentals. Long-term rental With a fair value significantly lower than the listing price, this property is not positioned optimally for long-term rental investments, especially considering its gross yield of just 2.4%. While the suburban area has potential due to its proximity to Porto, the gap from fair value suggests an unprofitable long-term strategy. Buy-and-hold In the buy-and-hold scenario, the property’s overvaluation at €760,000 raises concerns about future appreciation given its fair value assessment of €614,710. The yield of 2.4% does not justify the entry price, making this strategy less viable for investors looking for stable, long-term growth in property value.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of turnover, potentially impacting cash flow and increasing vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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