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 116 m² on the 2nd floor, built in 2000, energy rating C. Located Carvalhosa parish, Paços de Ferreira municipality, Porto district. Noteworthy Features: This top-floor apartment boasts a magnificent terrace accessible from both the suite and kitchen, perfect for outdoor entertaining and relaxing amidst lush surroundings.
The valuation. The asking price of €340,000 is significantly above the fair value of €261,000, making this property overpriced by €79,000 (30.3%). A prudent investor should seek better priced alternatives. Buy-to-flip angle. A buy-to-flip strategy appears challenging given the current overpriced valuation, limiting immediate resale opportunities unless substantial value-add renovations are undertaken. Profit margins could be squeezed in this market. Buy-to-let angle. The property’s gross yield is currently 0%, making it unsuitable for a buy-to-let investment without rental income potential. Long-term rental strategies may not be feasible in this market condition.
Fair value modelled at €261,000 from 5 comparable sales in the area. Asking €340,000 sits €79,000 (30.3%) above — overpriced versus fair value.
Asking €340,000 versus the Carvalhosa, Paços de Ferreira, Porto area baseline of €233,476 (€2,013/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 €233,476, adjusted for condition and micro-location, gives a modelled fair value of €261,000 (€2,250/m²), a €79,000 (30.3%) gap versus the €340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhosa · 3a74a2 | Subject | €340,000 | €2,931 | — | 62 | 57 |
| rua Fonte dos Moleiros | Active | €270,000 | €2,348 | 19.9% | 70 | 70 |
| Freamunde · d74930 | Active | €225,000 | €2,250 | 23.2% | 60 | 63 |
| rua Padre Francisco Peixoto | Active | €280,000 | €1,505 | 48.6% | — | 66 |
| Figueiró · 4d412d | Active | €245,000 | €3,356 | 14.5% | — | 62 |
| Median comp | €257,500 | €2,299 | 21.6% | 65 | 65 |
Long-term rental The property, listed at €340,000, significantly exceeds its fair value of €261,000, marking a gap of 30.3%, indicating it is overpriced. Additionally, with a gross yield of 0% and a neighbourhood score of only 57/100, the investment lacks the potential for strong rental returns in the long run. Buy-and-hold At €340,000, this property is not a sound buy-and-hold investment given its fair value of €261,000, which suggests it is overpriced by 30.3%. The apartment's condition rating of 65/100 further points to limited appeal for future appreciation, especially in a secondary suburban area with mixed housing demand. Not ideal for luxury market Given the high listing price of €340,000 compared to its fair value of €261,000, the property is overpriced and doesn't justify its potential for the luxury market. Its average neighbourhood score of 57/100 suggests it lacks the exclusivity and amenities typically sought in luxury real estate. Not ideal for short-term vacation rental At a listing price of €340,000 versus a fair value of €261,000, this property is overpriced and unlikely to attract short-term vacation rental customers. The car-dependence for amenities and the lack of robust local demand limit its appeal as a vacation rental destination.
Economic and Tenant Instability With both Economic stability and Tenant stability scores at 60/100, there is a significant risk of fluctuating income levels and potential tenant turnover, leading to unpredictable cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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