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 143 m² on the 4th floor, built in 1995, energy rating C. Located on travessa das Cruzes, 56, Rio Tinto parish, Gondomar municipality, Porto district. This property features spacious balconies and a terrace, perfect for outdoor leisure, along with a versatile heating system that accommodates both gas and wood for year-round comfort.
The valuation. The asking price of €379,000 exceeds the fair value of €338,724 by €40,276 (11.9%). Thus, the property is overpriced. Buy-to-flip angle. A resale strategy could capitalize on the property’s high-quality condition and appealing urban location, aiming for a substantial profit margin after renovation. Buy-to-let angle. With an estimated gross yield of 3.6%, the potential rental income of €1,137/month positions this property as a viable option for long-term rental or student housing.
Fair value modelled at €338,724 from 6 comparable sales in the area. Asking €379,000 sits €40,276 (11.9%) above — overpriced versus fair value.
Asking €379,000 versus the travessa das Cruzes, 56 area baseline of €271,160 (€1,896/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €271,160, adjusted for condition and micro-location, gives a modelled fair value of €338,724 (€2,369/m²), a €40,276 (11.9%) gap versus the €379,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa das Cruzes, 56 | Subject | €379,000 | €2,650 | — | 80 | 72 |
| Fânzeres e São Pedro da Cova · 49b8ef | Active | €316,500 | €2,293 | 13.5% | 78 | 73 |
| rua Ramalho Ortigão | Active | €295,000 | €2,122 | 19.9% | 78 | 68 |
| rua Nicolau Coelho | Active | €325,000 | €2,305 | 13.0% | 75 | 69 |
| rua Aquilino Ribeiro | Active | €350,000 | €2,612 | 1.4% | 72 | 66 |
| Median comp | €320,750 | €2,299 | 13.3% | 77 | 69 |
Long-term rental The 3-bed apartment in Rio Tinto, listed at €379,000, is overpriced by 11.9% compared to its fair value of €338,724. With a gross yield of 3.6%, the investment may not provide the desired return, given the rising costs in the area. Student housing While the area benefits from proximity to Porto, making it attractive for students, the property’s pricing at €379,000 is above its fair value. The potential returns from student housing are diminished, as the 3.6% yield falls short of appealing for this sector. Buy-and-hold This property in Gondomar, despite its decent condition rating of 86/100 and neighborhood score of 72/100, is ultimately overpriced at €379,000 against a fair value of €338,724. A buy-and-hold strategy may lead to insufficient appreciation over time due to the current pricing environment. Not ideal for short-term vacation rental Given the gross yield of 3.6% and the property being overpriced, it is not an ideal candidate for short-term vacation rentals. The local amenities and job opportunities may not sufficiently bolster rental demand to justify the high listing price.
Tenant turnover risk With a tenant stability score of 65/100, there may be a higher risk of tenant turnover, potentially affecting cash flow and increasing vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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