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 100 m², built in 2009, energy rating B. Located São Félix da Marinha parish, Vila Nova de Gaia municipality, Porto district. Highlight Feature: The apartment includes a generous 26 m² garage space with capacity for two vehicles and two locked storage units, enhancing both convenience and organization. Additional Note: Located in a gated community with expansive landscaped areas and a playground, ideal for families seeking tranquility.
The valuation. The asking price of €305,000 is positioned significantly above the fair value of €257,000, resulting in an overvaluation of €48,000 (18.7%). This discrepancy suggests that potential buyers might find better value elsewhere. Buy-to-flip angle. Given the high-quality materials and a desirable suburban location, a buy-and-flip strategy could be pursued; however, the current asking price limits potential profit margins significantly. Focused renovations may help capture higher resale values. Buy-to-let angle. With an estimated rental income of €890/month, the gross yield stands at 3.5%. The suburban setting combined with a mix of amenities makes this property suitable for family rentals over the long term.
Fair value modelled at €257,000 from 6 comparable sales in the area. Asking €305,000 sits €48,000 (18.7%) above — overpriced versus fair value.
Asking €305,000 versus the São Félix da Marinha, Vila Nova de Gaia, Porto area baseline of €239,741 (€2,397/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €239,741, adjusted for condition and micro-location, gives a modelled fair value of €257,000 (€2,570/m²), a €48,000 (18.7%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Félix da Marinha · 1f345d | Subject | €305,000 | €3,050 | — | 73 | 69 |
| rua Padre Pinho Nunes | Active | €850,000 | €4,067 | 33.3% | 80 | 62 |
| rua Oliva Teles, 171 | Active | €267,500 | €1,967 | 35.5% | — | 76 |
| São Félix da Marinha · 00173a | Active | €279,000 | €2,790 | 8.5% | 80 | 66 |
| rua da Fonte Nova | Active | €235,000 | €2,350 | 23.0% | 65 | 77 |
| Median comp | €273,250 | €2,570 | 15.7% | 80 | 71 |
Long-term rental The property is currently overpriced by 18.7%, with a fair value of €257,000 compared to the listing price of €305,000. A 3.5% gross yield does not warrant this premium, especially given the average condition and neighbourhood score. Buy-and-hold Given its current valuation, the property does not present an attractive buy-and-hold opportunity, as it is overpriced at €305,000. The rental yield of 3.5% may not sufficiently offset the gap to its fair value, making long-term appreciation less appealing. Family rental While the property might attract families due to location and amenities, its current pricing at €305,000 is not justifiable against the fair value. The 74/100 condition score coupled with a 3.5% yield suggests that potential returns for family rentals are undermined by the overvaluation.
Economic downturn risk A modest economic stability score of 65 indicates potential vulnerability to downturns that could impact tenant retention.
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