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 110 m² on the 1st floor, built in 2002, energy rating C. Located on rua Bernardino Costa, 422, Gulpilhares e Valadares parish, Vila Nova de Gaia municipality, Porto district. Remarkable Feature: Enjoy the convenience of a dedicated gym space within the apartment, complemented by balconies that provide excellent natural light throughout the day.
The valuation. The asking price of €285,000 is €37,180 (15.0%) above the fair value of €247,820, indicating that the property is overpriced. This discrepancy suggests that potential buyers might want to negotiate more aggressively. Buy-to-flip angle. The property can be targeted for a resale or wholesale strategy, intending to capitalize on potential aesthetic improvements to close a quick sale. A well-planned renovation could enhance its appeal to a broader market. Buy-to-let angle. With an estimated gross yield of 5.5%, translating to approximately €1,306 per month, this apartment presents a viable opportunity for long-term rental income. The family rental strategy could capitalize on the area's access to desired amenities.
Fair value modelled at €247,820 from 6 comparable sales in the area. Asking €285,000 sits €37,180 (15.0%) above — overpriced versus fair value.
Asking €285,000 versus the rua Bernardino Costa, 422 area baseline of €231,317 (€2,103/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €231,317, adjusted for condition and micro-location, gives a modelled fair value of €247,820 (€2,253/m²), a €37,180 (15.0%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bernardino Costa, 422 | Subject | €285,000 | €2,591 | — | 72 | 74 |
| travessa Sousa Nogueira, 89 | Active | €275,000 | €2,183 | 15.8% | 75 | 66 |
| rua António Sampaio S / N | Active | €356,900 | €2,478 | 4.3% | 75 | 67 |
| Mafamude e Vilar do Paraíso · 65306a | Active | €359,900 | €2,608 | 0.7% | 76 | 68 |
| avenida António Coelho Moreira | Active | €379,000 | €2,269 | 12.4% | 73 | 71 |
| Median comp | €358,400 | €2,374 | 8.4% | 75 | 68 |
Long-term rental Given the current listing price of €285,000, which is 15.0% above the fair value of €247,820, this property presents a challenging investment scenario despite a gross yield of 5.5%. The overall condition rating of 73/100 suggests that further investment may be necessary to maintain competitiveness in the long-term rental market. Buy-and-hold While the property may be situated in a family-friendly suburban area of Vila Nova de Gaia, the valuation gap indicates it is overpriced at €285,000 compared to the fair value of €247,820. Investors should be cautious, as the expected long-term appreciation may not justify the current elevated cost. Family rental This 3-bed apartment could appeal to families due to its location near good public schools and low crime rates; however, priced at €285,000, it is 15.0% over the fair value of €247,820. The condition and neighbourly ratings are decent, but the high entry point limits its attractiveness for family renting purposes.
Economic Volatility Risk The property faces potential market fluctuations with an economic stability score of 75/100, which may impact rental income and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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