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 villa of 472 m². Located Arcozelo parish, Vila Nova de Gaia municipality, Porto district. This villa features a premium location just a 3-minute walk from UNESCO-listed Sr. da Pedra chapel and Miramar beach, enhancing its desirable coastal living experience.
The valuation. The asking price of €1,490,000 exceeds the fair value of €1,241,789 by €248,211 (20.0%). This is considered overpriced and suggests limited potential for immediate appreciation.
Fair value modelled at €1,241,789 from 6 comparable sales in the area. Asking €1,490,000 sits €248,211 (20.0%) above — overpriced versus fair value.
Asking €1,490,000 versus the Arcozelo, Vila Nova de Gaia, Porto area baseline of €1,089,855 (€2,309/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €1,089,855, adjusted for condition and micro-location, gives a modelled fair value of €1,241,789 (€2,631/m²), a €248,211 (20.0%) gap versus the €1,490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arcozelo · ade70d | Subject | €1,490,000 | €3,157 | — | 70 | 75 |
| rua Pescadores | Active | €669,500 | €2,924 | 7.4% | 80 | 73 |
| Arcozelo · 93890a | Active | €660,000 | €4,177 | 32.3% | 80 | 75 |
| Arcozelo · 23f22d | Active | €550,000 | €2,075 | 34.3% | 68 | 73 |
| Arcozelo · 28bc5e | Active | €1,000,000 | €1,393 | 55.9% | 62 | 73 |
| Median comp | €664,750 | €2,500 | 20.8% | 74 | 73 |
Long-term rental The property at €1,490,000 is overpriced by 20% compared to its fair value of €1,241,789, suggesting that it may not yield a satisfactory return for long-term rental investments. With a gross yield of 3%, this property is unlikely to attract tenants seeking value. Buy-and-hold With a fair value significantly lower than the listing price, the property represents a risky buy-and-hold strategy given its current valuation of €1,490,000. Investors may find that the 3% yield does not justify the premium being paid, especially in a market where the fair value is €1,241,789. Family rental Although the villa is located in a decent suburb of Vila Nova de Gaia, its listing price of €1,490,000 is 20% above the fair value of €1,241,789, making it a less attractive option for family rentals. The 3% gross yield fails to compensate for the high initial investment, impacting its appeal to families looking for value-oriented housing options.
Economic Vulnerability With an economic stability score of 75/100, there is a moderate risk that fluctuations in the economy could negatively impact property values and rental demand.
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