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.
4-bedroom, 3-bathroom apartment of 158 m² on the 1st floor, built in 1987, energy rating A. Located on rua Ameixoeiras S / N, Gulpilhares e Valadares parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The property is situated on a significant 4,500m² land parcel with an approved project for 60 additional apartments, presenting a lucrative development opportunity. Valuation Verdict: Fair.
The valuation. The asking price of €1,500,000 is significantly above fair value, which is assessed at €577,881, presenting a 159.6% premium. This property is deemed overpriced in the current market context.
Fair value modelled at €577,881 from 6 comparable sales in the area. Asking €1,500,000 sits €922,119 (159.6%) above — overpriced versus fair value.
Asking €1,500,000 versus the rua Ameixoeiras S / N area baseline of €526,346 (€3,331/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €526,346, adjusted for condition and micro-location, gives a modelled fair value of €577,881 (€3,657/m²), a €922,119 (159.6%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ameixoeiras S / N | Subject | €1,500,000 | €9,494 | — | 85 | 71 |
| rua Ameixoeiras S / N | Active | €650,000 | €4,114 | 56.7% | 90 | 74 |
| rua dos Combatentes, 915 | Active | €955,000 | €5,618 | 40.8% | 80 | 66 |
| rua Padre Pinho Nunes | Active | €850,000 | €4,067 | 57.2% | 80 | 62 |
| Arcozelo · b329f8 | Active | €324,900 | €2,018 | 78.7% | 74 | 77 |
| Median comp | €750,000 | €4,091 | 56.9% | 80 | 70 |
Long-term rental The 4-bed apartment in Gulpilhares e Valadares, priced at €1,500,000, is overpriced by 159.6% against its fair value of €577,881, making this a risky long-term rental investment. Additionally, with a gross yield of 0% and a suburban location, the potential for reliable cash flow appears limited. Family rental This property is priced significantly above its fair value, indicating it may not attract family tenants despite its size and decent condition of 85/100. Given the suburban context of Vila Nova de Gaia, families may gravitate toward more affordable housing options in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy seems unwise due to its severe overpricing, with a valuation gap of 159.6%. The lack of rental yield further complicates the prospect of capital appreciation in a suburban area where market growth may be slow.
[Tenant Default Risk] With a tenant stability score of 65/100, there is a heightened risk of tenant defaults which could impact cash flow stability and overall investment returns.
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