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, 3-bathroom house of 173 m², built in 2017, energy rating A. Located on rua Nova da Granja de Cima, São Félix da Marinha parish, Vila Nova de Gaia municipality, Porto district. This property features a multifunctional space on the ground floor, an outdoor area ideal for entertaining, and energy-efficient solar panels, enhancing both lifestyle and sustainability.
The valuation. The asking price of €550,000 sits significantly above fair value at €438,320, representing an overvaluation of €111,680 (25.5%). This indicates that the property is overpriced relative to the current market conditions.
Fair value modelled at €438,320 from 6 comparable sales in the area. Asking €550,000 sits €111,680 (25.5%) above — overpriced versus fair value.
Asking €550,000 versus the rua Nova da Granja de Cima area baseline of €377,393 (€2,181/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €377,393, adjusted for condition and micro-location, gives a modelled fair value of €438,320 (€2,534/m²), a €111,680 (25.5%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nova da Granja de Cima | Subject | €550,000 | €3,179 | — | 78 | 72 |
| rua São Miguel | Active | €550,000 | €2,075 | 34.7% | 72 | 75 |
| travessa Dom João de Castro, 33 | Active | €795,000 | €2,338 | 26.5% | 75 | 72 |
| travessa Mesura S / N | Active | €1,400,000 | €2,729 | 14.2% | 80 | 69 |
| São Félix da Marinha · 0dcf8b | Active | €547,000 | €3,039 | 4.4% | — | 68 |
| Median comp | €672,500 | €2,534 | 20.3% | 75 | 71 |
Long-term rental The property is not suitable for long-term rental as it is priced 25.5% above its fair value of €438,320, yielding a gross return of only 3.1%. This pricing misalignment limits potential profitability for long-term tenants, despite the decent condition score of 82/100. Family rental As a family rental, this property appears overly expensive, as the €550,000 listing price exceeds fair market value by 25.5%, creating a potential barrier for family budgets. While the suburban safety and neighborhood scores are moderate, the financial return does not align with typical family rental expectations. Buy-and-hold The buy-and-hold strategy is questionable for this property due to its 25.5% overpricing compared to the fair value of €438,320, resulting in a low gross yield of 3.1%. Investors should consider the unfavorable pricing dynamics, as it does not support long-term wealth generation expectations despite some positive neighborhood attributes.
Tenant turnover risk With a tenant stability score of 70/100, there may be a higher likelihood of turnover, which can result in increased vacancy periods and additional costs for finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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