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.
1-bedroom, 1-bathroom apartment of 60 m² on the 3rd floor, built in 1995, energy rating C. Located on rua do Padrão, Pedroso e Seixezelo parish, Vila Nova de Gaia municipality, Porto district. Unique Conversion: This apartment uniquely transforms an office space into a stylish residence, showcasing a blend of modern functionality and appealing aesthetics throughout the interiors.
The valuation. The asking price of €215,000 sits significantly above the fair value of €171,154, resulting in an excess of €43,846, or 25.6%. Verdict: overpriced. Buy-to-flip angle. A resale strategy could involve minor renovations to enhance appeal, targeting a quicker sale at an elevated price point based on market trends. Buy-to-let angle. With an estimated gross yield of 3.9% and potential rental income of €699/month, the property offers a stable return for long-term rentals in a suburban location near Porto.
Fair value modelled at €171,154 from 6 comparable sales in the area. Asking €215,000 sits €43,846 (25.6%) above — overpriced versus fair value.
Asking €215,000 versus the rua do Padrão area baseline of €181,142 (€3,019/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €181,142, adjusted for condition and micro-location, gives a modelled fair value of €171,154 (€2,853/m²), a €43,846 (25.6%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Padrão | Subject | €215,000 | €3,583 | — | 85 | 61 |
| rua do Padrão | Active | €185,000 | €3,854 | 7.6% | 88 | 67 |
| rua Igreja, 827 | Active | €230,000 | €2,875 | 19.8% | 72 | 74 |
| rua Heróis do Ultramar | Active | €350,000 | €2,692 | 24.9% | 75 | 70 |
| Canelas · 389360 | Active | €234,900 | €2,830 | 21.0% | 72 | 61 |
| Median comp | €232,450 | €2,853 | 20.4% | 74 | 69 |
Long-term rental The 1-bed apartment in Pedroso e Seixezelo, priced at €215,000, represents a significant 25.6% premium over its fair value of €171,154, suggesting it is overpriced for long-term rental strategies. With a gross yield of 3.9% and a moderate neighbourhood rating of 61/100, potential returns may not compensate for the initial investment cost. Buy-and-hold Investing in this property for a buy-and-hold strategy appears unfavorable as it is listed above its fair value by 25.6%, placing the investment at a disadvantage. The apartment's condition rating of 82/100 may offer some comfort, but the overpriced status dampens the long-term growth potential in a stable housing market. Family rental While the property may provide adequate accommodation for a family, its current listing of €215,000, which is notably 25.6% above fair value, suggests a poor investment opportunity. The combination of a modest yield of 3.9% and a suburban location near Porto may not attract sufficient rental demand to justify the inflated price tag.
Economic Volatility Risk The economic stability score of 65/100 indicates a moderate risk of negative impacts on property values due to economic fluctuations, while the tenant stability score of 55/100 suggests potential challenges in maintaining steady income from tenants.
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