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, 3-bathroom apartment of 101 m² on the 1st floor, built in 2003, energy rating C. Located on alameda Enxomil, 294, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. This apartment features a unique fireplace for added warmth and a closed Box garage, enhancing convenience in a tranquil residential area near Miramar Beach.
The valuation. The asking price of €310,000 sits €39,549 (14.6%) above the fair value of €270,451, indicating that the property is overpriced. This discrepancy suggests that potential investors should approach with caution to avoid overextending financially.
Fair value modelled at €270,451 from 6 comparable sales in the area. Asking €310,000 sits €39,549 (14.6%) above — overpriced versus fair value.
Asking €310,000 versus the alameda Enxomil, 294 area baseline of €247,428 (€2,450/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €247,428, adjusted for condition and micro-location, gives a modelled fair value of €270,451 (€2,678/m²), a €39,549 (14.6%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Enxomil, 294 | Subject | €310,000 | €3,069 | — | 72 | 77 |
| Gulpilhares e Valadares · 25f53d | Active | €325,000 | €4,167 | 35.8% | 80 | 76 |
| rua Mariano de Carvalho | Active | €550,000 | €3,005 | 2.1% | 82 | 72 |
| rua da Fonte Nova | Active | €235,000 | €2,350 | 23.4% | 65 | 77 |
| rua do Pinhal | Active | €279,000 | €2,180 | 29.0% | 70 | 70 |
| Median comp | €302,000 | €2,678 | 12.8% | 75 | 74 |
Long-term rental This property may generate a gross yield of 3.9%, but its listing price of €310,000 is 14.6% above the fair value of €270,451, indicating that it is overpriced. Investors should be cautious, as the high asking price may limit profitability in the long term despite decent neighborhood ratings. Family rental With a strong neighborhood score of 77/100 and proximity to Porto, this apartment could cater to family needs, but the price remains a significant concern at €310,000. Families seeking rental options might find alternative, more economically viable locations preferable given the property's overpriced status. Buy-and-hold The buy-and-hold strategy may seem appealing due to good educational infrastructure in the Porto area; however, the property is overpriced at €310,000, 14.6% higher than its estimated fair value. This significant gap could hinder long-term capital appreciation and overall investment success. Short-term vacation rental This property is not ideal for a short-term vacation rental due to its location and the asking price being above fair value. Higher local competition and inflated pricing render it less attractive for tourists seeking budget-friendly accommodations. Student housing The property is not suitable for student housing considering the current asking price exceeds fair value. High rental costs in relation to the income of student tenants may deter potential renters, making it a risky investment choice.
Tenant Turnover Risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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