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, 5-bathroom house of 250 m², built in 2021, energy rating A. Located on rua Grades Verdes, 100, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. This property features a luxury suite with an in-built jacuzzi and an independent office, both enhancing privacy and functionality for work-life balance.
The valuation. The asking price of €995,000 exceeds the fair value of €682,904 by €312,096 (45.7%), indicating an overpriced property in the current market. This discrepancy raises concerns about potential buyer interest and long-term investment viability.
Fair value modelled at €682,904 from 6 comparable sales in the area. Asking €995,000 sits €312,096 (45.7%) above — overpriced versus fair value.
Asking €995,000 versus the rua Grades Verdes, 100 area baseline of €570,300 (€2,281/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €570,300, adjusted for condition and micro-location, gives a modelled fair value of €682,904 (€2,732/m²), a €312,096 (45.7%) gap versus the €995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Grades Verdes, 100 | Subject | €995,000 | €3,980 | — | 82 | 64 |
| avenida Infante Sagres, 181 | Active | €2,150,000 | €8,740 | 119.6% | 80 | 71 |
| rua São Miguel | Active | €550,000 | €3,125 | 21.5% | 78 | 71 |
| rua São Miguel | Active | €550,000 | €2,075 | 47.9% | 72 | 75 |
| travessa Dom João de Castro, 33 | Active | €795,000 | €2,338 | 41.3% | 75 | 72 |
| Median comp | €672,500 | €2,732 | 31.4% | 77 | 72 |
Long-term rental The property is overpriced with a significant gap of 45.7% between its listing price of €995,000 and its fair value of €682,904. This results in a low gross yield of 2.1%, making it an unappealing option for long-term rental income. Buy-and-hold Investing in this property as a buy-and-hold strategy does not present a favorable outlook considering its current valuation, which is 45.7% above fair value. The modest yield of 2.1% indicates limited potential for capital appreciation over time in a suburban market like Arcozelo. Family rental As a family rental, this property is overpriced and offers a yield of only 2.1%, which does not justify the €995,000 asking price. The neighborhood's lower ratings (64/100) and the high listing price hinder the potential for attracting stable long-term tenants. Not ideal for: Luxury market, Short-term vacation rental
Economic Dependence The property is at risk due to a moderate economic stability score of 65/100, indicating potential vulnerabilities to economic downturns affecting tenant retention.
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