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 villa of 313 m², energy rating B. Located São Félix da Marinha parish, Vila Nova de Gaia municipality, Porto district. Highlight: The outdoor terrace features a specially designed covered barbecue area and an exceptional 350-degree pizza oven, ideal for entertaining while enjoying panoramic views of the Atlantic.
The valuation. The asking price of €1,400,000 is significantly above the fair value of €854,191, amounting to a €545,809 premium or 63.9%. This price reflects an overpriced position in the current market.
Fair value modelled at €854,191 from 4 comparable sales in the area. Asking €1,400,000 sits €545,809 (63.9%) above — overpriced versus fair value.
Asking €1,400,000 versus the São Félix da Marinha, Vila Nova de Gaia, Porto area baseline of €970,647 (€3,101/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €970,647, adjusted for condition and micro-location, gives a modelled fair value of €854,191 (€2,729/m²), a €545,809 (63.9%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Félix da Marinha · b3278b | Subject | €1,400,000 | €4,473 | — | 82 | 70 |
| São Félix da Marinha · 4ba93a | Active | €1,400,000 | €2,729 | 39.0% | 78 | 74 |
| travessa Mesura S / N | Active | €1,400,000 | €2,729 | 39.0% | 80 | 69 |
| São Félix da Marinha · 38b173 | Active | €1,400,000 | €2,729 | 39.0% | 82 | 73 |
| rua João Paulo II S / N | Active | €449,000 | €1,978 | 55.8% | 75 | 77 |
| Median comp | €1,400,000 | €2,729 | 39.0% | 79 | 74 |
Long-term rental This property is overpriced, with a significant gap of 63.9% from its fair value of €854,191, making it less appealing for long-term rental investments. The gross yield of 2.7% further detracts from its attractiveness in comparison to the current market expectations. Family rental Given its suburban location near Porto, the 5-bed villa could cater to family renters; however, its 63.9% overpricing compared to the fair value indicates it is not an optimal investment. Furthermore, the average condition rating of 84/100 and the neighborhood rating of 70/100 do not justify the premium price tag. Buy-and-hold While intended for buy-and-hold strategies, the property's valuation is currently overpriced at €1,400,000, significantly higher than the fair value of €854,191. Consequently, the likelihood of capital appreciation diminished by the 63.9% gap poses a considerable risk for long-term investors. Not ideal for Short-term vacation rental, Student housing, Luxury market.
Economic-Tenant Risk The property faces a potential stability risk due to both economic stability and tenant stability scores being only 70/100, indicating a moderate likelihood of tenant turnover and economic fluctuations affecting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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