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, 2-bathroom apartment of 117 m² on the 3rd floor, energy rating C. Located on rua São Francisco Xavier, Rio Tinto parish, Gondomar municipality, Porto district. This apartment features a cozy entry hall and a living room with a fireplace, enhancing comfort and elegance in daily living.
The valuation. The asking price of €285,000 exceeds the fair value of €215,500 by €69,500 (32.3%), indicating that the property is overpriced. This discrepancy suggests that potential investors may face challenges in achieving a profitable return.
Fair value modelled at €215,500 from 6 comparable sales in the area. Asking €285,000 sits €69,500 (32.3%) above — overpriced versus fair value.
Asking €285,000 versus the rua São Francisco Xavier area baseline of €219,701 (€1,878/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €219,701, adjusted for condition and micro-location, gives a modelled fair value of €215,500 (€1,842/m²), a €69,500 (32.3%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Francisco Xavier | Subject | €285,000 | €2,436 | — | 65 | 72 |
| Campanhã · be9165 | Active | €269,900 | €2,327 | 4.5% | 60 | 73 |
| Ermesinde · cfe292 | Active | €123,500 | €1,211 | 50.3% | — | 71 |
| Baguim do Monte (Rio Tinto) · 49b94c | Active | €269,900 | €1,377 | 43.5% | 64 | 69 |
| rua de São Francisco Xavier | Active | €274,500 | €2,307 | 5.3% | 64 | 72 |
| Median comp | €269,900 | €1,842 | 24.4% | 64 | 72 |
Long-term rental The property’s current listing price of €285,000 is significantly higher than the fair value of €215,500, suggesting it is overpriced for long-term rental purposes. With a gross yield of only 3.7%, this investment does not align well with typical market expectations for satisfactory returns in the area. Buy-and-hold Investing in this property as a buy-and-hold opportunity is risky due to its valuation gap of 32.3% against the fair value. Holding a property that is overpriced could lead to increased challenges in realizing future gains, especially relative to its current yield of 3.7%. Family rental While the property is located in a reasonably safe suburban area of Porto and near good schools, its listing price of €285,000 is above the fair value of €215,500. This pricing issue compromises the potential for attracting family tenants who are typically more discerning about rental prices in relation to property condition and local amenities.
Economic and Tenant Stability Risk The economic and tenant stability scores of 70/100 indicate a moderate risk, suggesting potential fluctuations in rental income and occupancy rates due to economic factors.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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