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, 2-bathroom apartment of 78 m², energy rating E. Located on rua Nova do Rochio, 52, São Félix da Marinha parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The apartment includes independent balconies with direct views of the pool, enhancing outdoor enjoyment, and is located just 2 minutes from the S. Félix da Marina train station.
The valuation. The asking price of €290,000 is significantly above the fair value of €214,892, resulting in an excess of €75,108 (35.0%). This property is considered overpriced. Buy-to-flip angle. The buy-to-flip strategy would involve renovations to enhance appeal, with the aim of reselling at a higher price to capitalize on the market demand. Buy-to-let angle. The rental strategy focuses on generating steady income through a long-term rental, with an estimated gross yield of 3.6% based on an expected monthly rent of €870.
Fair value modelled at €214,892 from 6 comparable sales in the area. Asking €290,000 sits €75,108 (35.0%) above — overpriced versus fair value.
Asking €290,000 versus the rua Nova do Rochio, 52 area baseline of €202,688 (€2,599/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €202,688, adjusted for condition and micro-location, gives a modelled fair value of €214,892 (€2,755/m²), a €75,108 (35.0%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nova do Rochio, 52 | Subject | €290,000 | €3,718 | — | 75 | 68 |
| rua do Corvo | Active | €240,000 | €2,105 | 43.4% | 58 | 70 |
| Arcozelo · 875079 | Active | €295,000 | €2,731 | 26.5% | 78 | 70 |
| rua da Fonte Nova | Active | €235,000 | €2,350 | 36.8% | 65 | 77 |
| Arcozelo · 4a4662 | Active | €389,000 | €2,779 | 25.3% | 78 | 68 |
| Median comp | €267,500 | €2,541 | 31.7% | 72 | 70 |
Long-term rental The property is overpriced at €290,000 compared to the fair value of €214,892, presenting a 35.0% gap that diminishes its attractiveness for long-term rental purposes. With a gross yield of only 3.6%, investors may find it challenging to achieve satisfactory returns in this market. Buy-and-hold Given the current listing price exceeds fair value significantly, the buy-and-hold strategy could lead to insufficient capital appreciation over time. The 71/100 condition rating coupled with a 68/100 neighborhood score suggests that, while the property is functional, it may not sustain price growth, further complicating long-term investment viability. Family rental The property’s current asking price of €290,000 makes it less appealing as a family rental investment despite its adequate size and reasonable neighborhood amenities. The combination of being overpriced and a modest gross yield of 3.6% indicates a potentially strained rental market for families seeking value in a suburban setting.
Economic Sensitivity The property faces risk due to its economic stability score of 70/100, indicating vulnerability to economic fluctuations that could impact rental income. Tenant Vulnerability With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, potentially leading to increased vacancies and costs associated with re-leasing.
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