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, built in 1988, energy rating C. Located on rua São Francisco Xavier, 66, Rio Tinto parish, Gondomar municipality, Porto district. Noteworthy Features: This apartment features a balcony that overlooks the bustling streets of Rio Tinto, providing a vibrant urban view, while its location offers excellent access to local public transport options.
The valuation. The asking price of €270,000 sits significantly above the fair value of €206,063, representing an overpricing of €63,938 (31.0%). This suggests the property is not a favorable investment at its current asking price.
Fair value modelled at €206,063 from 6 comparable sales in the area. Asking €270,000 sits €63,938 (31.0%) above — overpriced versus fair value.
Asking €270,000 versus the rua São Francisco Xavier, 66 area baseline of €262,121 (€2,240/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 38/100 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 €262,121, adjusted for condition and micro-location, gives a modelled fair value of €206,063 (€1,761/m²), a €63,938 (31.0%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Francisco Xavier, 66 | Subject | €270,000 | €2,308 | — | 30 | 64 |
| São Mamede de Infesta e Senhora da Hora · 090188 | Active | €270,000 | €2,411 | 4.5% | 42 | 68 |
| Ermesinde · 956e93 | Active | €185,000 | €1,542 | 33.2% | 55 | 69 |
| Ermesinde · e40b0f | Active | €127,500 | €1,356 | 41.2% | 55 | 73 |
| rua de Medancelhe | Active | €257,500 | €1,981 | 14.2% | 54 | 71 |
| Median comp | €221,250 | €1,762 | 23.7% | 55 | 70 |
Long-term rental The property is overpriced by 31.0% compared to its fair value, impacting the potential for stable long-term rental income. With a gross yield of only 4.2% and a neighborhood score of 64/100, the investment may not meet expected financial returns in the long term. Family rental Given its condition rating of 38/100 and the significant gap to fair value, this apartment does not represent a sound choice for family rental purposes. The higher price point could limit tenant demand in a moderately urban setting, reducing the potential for fruitful leasing opportunities. Buy-and-hold The current listing price significantly exceeds fair market value, indicating that this buy-and-hold strategy may not yield adequate returns. With the potential for depreciation due to the property's poor condition rating, long-term value growth seems unlikely in this scenario.
Economic-tenant stability risk The property has a combined stability score of 60/100, indicating vulnerability to economic fluctuations and potential tenant turnover issues.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
