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.
2-bedroom, 2-bathroom apartment of 128 m² on the 1st floor, built in 2010, energy rating C. Located on rua do Pinhal S / N, Canelas parish, Vila Nova de Gaia municipality, Porto district. This apartment features a charming fireplace in the common living room that enhances warmth and ambiance, along with ample natural light from its well-placed balconies.
The valuation. The asking price of €268,000 is slightly below the fair value of €275,518, representing a 2.7% difference. This positions the property as fairly valued in the current market.
Fair value modelled at €275,518 from 6 comparable sales in the area. Asking €268,000 sits €7,518 (2.7%) below — the upside to fair value.
Asking €268,000 versus the rua do Pinhal S / N area baseline of €259,225 (€2,025/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €259,225, adjusted for condition and micro-location, gives a modelled fair value of €275,518 (€2,152/m²), a €7,518 (2.7%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Pinhal S / N | Subject | €268,000 | €2,094 | — | 68 | 69 |
| rua Ameixoeiras | Active | €259,000 | €2,590 | 23.7% | 70 | 69 |
| Pedroso e Seixezelo · cfe288 | Active | €267,000 | €2,263 | 8.1% | 68 | 73 |
| rua Santa Apolónia, 400 | Active | €248,500 | €1,912 | 8.7% | 72 | 70 |
| travessa do Regato, 43 | Active | €266,000 | €2,418 | 15.5% | 70 | 73 |
| Median comp | €262,500 | €2,341 | 11.8% | 70 | 72 |
Long-term rental The 2-bed apartment in Canelas, Vila Nova de Gaia currently offers a gross yield of 3.9%, which is reasonable given the fair valuation of €275,518. The property is situated in a location with good employment prospects and suburban security, making it a suitable choice for stable long-term tenants. Family rental With a neighbourhood rating of 69/100, the property caters well to families seeking a comfortable living environment, though it is not exceptional. The fair pricing at €268,000 provides potential for attractive occupancy rates among family-oriented tenants, despite the property’s 65/100 condition. Buy-and-hold The apartment's fair valuation indicates stability in the market, making it a solid candidate for a buy-and-hold strategy in the growing area of Greater Porto. Although not a high-growth opportunity, the property's fair pricing and reasonable yield suggest a reliable long-term investment without undue risk. Not ideal for the luxury market Given the condition ranking of 65/100 and the fair valuation, this property does not fit the luxury market segment, which typically demands higher quality finishes and location stature. Investors looking for premium assets would find this offering misaligned with luxury expectations. Not ideal for short-term vacation rental The apartment’s suburban setting and standard condition do not lend themselves well to the demands of the short-term vacation rental market where high-end features are preferred. Additionally, the fair pricing does not leave room for the added costs often associated with short-term let management. Not ideal for student housing While the proximity to Greater Porto may be advantageous, the apartment’s fair condition and average neighbourhood ratings suggest it may not attract the student demographic seeking modern and vibrant living spaces. Investors should consider alternative strategies better aligned with student needs in more dynamic areas.
Economic Vulnerability The combined scores of 70 for both economic and tenant stability indicate a moderate risk of fluctuations in rental income and potential tenant turnover, which could impact cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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