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, 1-bathroom country_house of 129 m². Located on rua de Belêce, 117, Gouveia (São Simão) parish, Amarante municipality, Porto district. Noteworthy Features: The property includes a spacious 1500m² plot, allowing potential for expansion or garden space despite its current state of disrepair.
The valuation. The asking price of €120,000 sits slightly below the fair value of €124,055, indicating a margin of €4,055 or 3.3%. This property is considered fairly priced according to the local market conditions. Buy-to-flip angle. Given the current condition rating of 29/100, the strategy would focus on renovating the outdated interiors and external features to enhance property value before resale, maximizing the potential return on investment. Buy-to-let angle. The property’s gross yield is currently at 0%, indicating a lack of rental income potential; however, with strategic renovations, the property could attract long-term tenants in the suburban area near Greater Porto.
Fair value modelled at €124,055 from 6 comparable sales in the area. Asking €120,000 sits €4,055 (3.3%) below — the upside to fair value.
Asking €120,000 versus the rua de Belêce, 117 area baseline of €142,543 (€1,105/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 29/100 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 €142,543, adjusted for condition and micro-location, gives a modelled fair value of €124,055 (€962/m²), a €4,055 (3.3%) gap versus the €120,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Belêce, 117 | Subject | €120,000 | €930 | — | 25 | 53 |
| avenida Nossa Senhora do Amparo, 133 | Active | €240,000 | €1,714 | 84.3% | 25 | 68 |
| Marco · d74939 | Active | €108,000 | €1,200 | 29.0% | 22 | 58 |
| Viariz · ba59a0 | Active | €120,000 | €833 | 10.4% | — | 49 |
| Amarante, Madalena, Cepelos e Gatão · 0017fd | Active | €560,000 | €650 | 30.1% | 20 | 56 |
| Median comp | €180,000 | €1,017 | 9.3% | 22 | 57 |
Long-term rental The property’s fair value of €124,055 suggests a slight appreciation potential, yet its 0% gross yield indicates it is not an attractive long-term rental option. Additionally, the overall condition rating of 29/100 and the average neighborhood score of 53/100 highlight the challenges in maximizing rental income. Buy-and-hold While the property is priced fairly at €120,000, the limited yield of 0% coupled with a condition score of 29/100 suggests that holding this asset may not generate significant returns over time. The suburban location near Greater Porto offers stability, but the property’s average neighborhood rating at 53/100 indicates it may not see rapid appreciation in value.
Economic and Tenant Instability Risk The combined stability scores of 55/100 indicate a significant risk of fluctuating occupancy and potential income instability in the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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