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 56 m², built in 1951, energy rating D. Located Fonte Arcada parish, Penafiel municipality, Porto district. Noteworthy Features: This apartment includes a private balcony for outdoor relaxation and is freshly renovated, enhancing its modern appeal in a vibrant urban setting.
The valuation. The asking price of €185,000 sits significantly above the fair value of €99,789, reflecting a premium of €85,211 (85.4%). This property is thus classified as overpriced.
Fair value modelled at €99,789 from 6 comparable sales in the area. Asking €185,000 sits €85,211 (85.4%) above — overpriced versus fair value.
Asking €185,000 versus the Fonte Arcada, Penafiel, Porto area baseline of €91,884 (€1,641/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €91,884, adjusted for condition and micro-location, gives a modelled fair value of €99,789 (€1,782/m²), a €85,211 (85.4%) gap versus the €185,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Fonte Arcada · b32a9e | Subject | €185,000 | €3,304 | — | 70 | 68 |
| rua da Liberdade | Active | €208,000 | €1,564 | 52.7% | 76 | 59 |
| Cete · 001a56 | Active | €208,000 | €1,564 | 52.7% | 74 | 68 |
| travessa dos Valinhos, 11 | Active | €300,000 | €2,000 | 39.5% | 75 | 63 |
| rua Encosta da Sobreira S / N | Active | €170,000 | €1,545 | 53.2% | 64 | 62 |
| Median comp | €208,000 | €1,564 | 52.7% | 75 | 63 |
Long-term rental The property is currently overpriced by 85.4% compared to its fair value, making it difficult to justify as a long-term rental investment. With a gross yield of 0% and a neighborhood score of 68/100, the projected returns do not align with market expectations. Buy-and-hold Holding this property would be unadvisable due to its significant overvaluation at €185,000 against a fair value of €99,789. The lack of appreciation potential, reflected in the low neighborhood score and condition rating, undermines the rationale for a buy-and-hold strategy. Family rental As a family rental, this property is priced too high, with a gap to fair value that suggests a lack of affordability for potential tenants. Given the neighborhood score of 68/100 and the property’s condition, it is likely that families would seek more viable options elsewhere.
Potential Vacancy Risk With an economic stability score of 70 and a tenant stability score of 65, there is a significant risk of potential vacancies, as the lower stability ratings indicate possible fluctuations in tenant retention and overall economic conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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