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.
2-bedroom, 2-bathroom apartment of 81 m² on the 1st floor, energy rating C. Located on rua Caetano de Melo, Oliveira do Douro parish, Vila Nova de Gaia municipality, Porto district. This property includes a private balcony off one bedroom, enhancing outdoor living space, and features a cozy entrance hall that optimally distributes natural light throughout.
The valuation. The asking price of €250,000 is €28,290 (12.8%) above the fair value of €221,710. This suggests the property is overpriced, positioning it unfavorably for potential investors.
Fair value modelled at €221,710 from 6 comparable sales in the area. Asking €250,000 sits €28,290 (12.8%) above — overpriced versus fair value.
Asking €250,000 versus the rua Caetano de Melo area baseline of €200,923 (€2,481/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €200,923, adjusted for condition and micro-location, gives a modelled fair value of €221,710 (€2,737/m²), a €28,290 (12.8%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Caetano de Melo | Subject | €250,000 | €3,086 | — | 78 | 73 |
| parque da Lavandeira | Active | €360,000 | €4,091 | 32.5% | 75 | 65 |
| rua Espiridião de Sousa, 88 | Active | €275,000 | €2,865 | 7.2% | 82 | 70 |
| Oliveira do Douro · 6c7c19 | Active | €294,900 | €2,610 | 15.4% | 73 | 69 |
| travessa de Quinta dos Cubos | Active | €289,000 | €2,513 | 18.6% | 75 | 70 |
| Median comp | €291,950 | €2,738 | 11.3% | 75 | 70 |
Family rental This property is not an ideal candidate for family rental due to its overpriced listing of €250,000, which is 12.8% above the fair value of €221,710. While the suburban area ensures low crime rates, the average schools and high price could deter potential tenants looking for affordable family homes. Long-term rental The long-term rental strategy may face challenges in attracting tenants given the property's overpriced nature, with a current valuation gap of 12.8% above fair value. The gross yield of 3.8% does not sufficiently compensate for the elevated purchase price, potentially limiting cash flow and return on investment. Buy-and-hold Investing in this property as a buy-and-hold asset is unadvisable due to its listing at €250,000, which exceeds the fair value by 12.8%. The limited potential for appreciation coupled with the relatively low yield of 3.8% suggests that this investment may not deliver favorable long-term returns.
Economic Sensitivity Risk The economic stability score of 80 suggests a solid market; however, the tenant stability score of 70 indicates potential fluctuations in tenant reliability, which may result in increased vacancy rates or turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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