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, 1-bathroom apartment of 100 m² on the 2nd floor, energy rating C. Located on rua Boavista, Rio Tinto parish, Gondomar municipality, Porto district. Noteworthy Features: This apartment offers direct access to two balconies, enhancing outdoor living space and providing unique views of the vibrant Rio Tinto neighborhood, with two fronts ensuring optimal light exposure.
The valuation. The asking price of €287,500 sits significantly above the fair value of €219,298, creating a disparity of €68,202 (31.1%). This property is, therefore, considered overpriced, limiting immediate investment appeal.
Fair value modelled at €219,298 from 1 comparable sales in the area. Asking €287,500 sits €68,202 (31.1%) above — overpriced versus fair value.
Asking €287,500 versus the rua Boavista area baseline of €178,226 (€1,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €178,226, adjusted for condition and micro-location, gives a modelled fair value of €219,298 (€2,193/m²), a €68,202 (31.1%) gap versus the €287,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Boavista | Subject | €287,500 | €2,875 | — | 78 | 68 |
| avenida da Carvalha | Active | €250,000 | €2,193 | 23.7% | 72 | 74 |
| Median comp | €250,000 | €2,193 | 23.7% | 72 | 74 |
Long-term rental The 2-bed apartment in Rio Tinto is currently overpriced by 31.1%, which limits its viability as a long-term rental investment. With a gross yield of only 3.3% and a fair value significantly lower than the listing price, this strategy may not generate desired returns. Family rental Although the property has a decent condition rating of 80/100, it is still overpriced by 31.1%, making it a less attractive option for family rental purposes. The current listing price does not align with the fair market value, reducing the potential for steady cash flow. Buy-and-hold The buy-and-hold strategy is compromised by the fact that the apartment is overpriced by 31.1%, creating a diminished opportunity for capital appreciation over time. Investing at this price point may hinder long-term gains in an otherwise stable suburban market.
Economic and Tenant Stability Risk The economic stability score of 70/100 paired with a tenant stability score of 70/100 indicates a potential vulnerability to economic fluctuations which may affect tenant retention and rental income 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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