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 145 m² on the 2nd floor, energy rating D. Located on avenida do Noval, 76, Vilela parish, Paredes municipality, Porto district. This property features a private garage box and an attic, providing additional storage options or potential for an office space, making it ideal for urban living.
The valuation. The asking price of €258,000 sits below the fair value of €275,267 by €17,267 (6.3%), indicating a fair valuation overall. This suggests a balanced investment opportunity without immediate financial concerns regarding overpricing.
Fair value modelled at €275,267 from 6 comparable sales in the area. Asking €258,000 sits €17,267 (6.3%) below — the upside to fair value.
Asking €258,000 versus the avenida do Noval, 76 area baseline of €243,599 (€1,680/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €243,599, adjusted for condition and micro-location, gives a modelled fair value of €275,267 (€1,898/m²), a €17,267 (6.3%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Noval, 76 | Subject | €258,000 | €1,779 | — | 75 | 60 |
| rua da Campa | Active | €320,000 | €1,739 | 2.3% | 75 | 71 |
| Frazão Arreigada · cfdcfd | Active | €227,000 | €1,991 | 11.9% | 75 | 74 |
| Frazão Arreigada · f364a3 | Active | €260,000 | €1,806 | 1.5% | — | 71 |
| Lordelo · 7355ef | Active | €300,000 | €2,564 | 44.1% | 75 | 65 |
| Median comp | €280,000 | €1,899 | 6.7% | 75 | 71 |
Long-term rental This property offers a fair entry point for long-term rental, aligning closely with fair value at €258,000, which is just a 6.3% gap from the estimated €275,267. However, the 0% yield indicates limitations on immediate cash flow, suggesting a focus on overall market appreciation rather than rental returns. Buy-and-hold Investing in this apartment is reasonable with the property valued fairly against market conditions, making it a potential stable asset for long-term capital growth. Despite its 0% gross yield, the property’s location within a suburban area near Porto ensures it could appreciate steadily over time, benefiting a buy-and-hold strategy. Family rental This apartment fits well in the family rental market due to its size and desirable location, even though it is priced at a fair value of €258,000. The suburban environment, along with good access to schools and local amenities, renders it suitable for families, despite not maximizing rental income with its current yield. Not ideal for The property is not suited for the luxury market, and its positioning and current fair pricing suggest it wouldn't attract premium rental rates. Additionally, the low yield and suburban nature make it less ideal for student housing and short-term vacation rentals, focusing instead on stable, long-term family tenants.
Economic and Tenant Instability With both economic and tenant stability scores at 60/100, there is a significant risk of fluctuating rental income and potential for increased vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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