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, 1-bathroom house of 123 m², built in 1989, energy rating G. Located on rua da Espinheira, Retorta e Tougues parish, Vila do Conde municipality, Porto district. This property boasts stunning sunset views and features a spacious porch, perfect for family gatherings or relaxing while enjoying the surrounding natural beauty.
The valuation. The asking price of €325,000 sits €51,041 (18.6%) above the fair value of €273,959. This property is considered overpriced based on current market assessments.
Fair value modelled at €273,959 from 6 comparable sales in the area. Asking €325,000 sits €51,041 (18.6%) above — overpriced versus fair value.
Asking €325,000 versus the rua da Espinheira area baseline of €314,970 (€2,561/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €314,970, adjusted for condition and micro-location, gives a modelled fair value of €273,959 (€2,227/m²), a €51,041 (18.6%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Espinheira | Subject | €325,000 | €2,642 | — | 72 | 53 |
| Retorta e Tougues · 6a9458 | Active | €320,000 | €3,168 | 19.9% | 70 | 67 |
| rua Nossa Senhora de Fátima | Active | €450,000 | €4,737 | 79.3% | 79 | 72 |
| Vila do Conde · 25f825 | Active | €520,000 | €2,281 | 13.7% | 70 | 63 |
| Touguinha e Touguinhó · 6fbbd0 | Active | €425,000 | €1,545 | 41.5% | 65 | 56 |
| Median comp | €437,500 | €2,725 | 3.1% | 70 | 65 |
Long-term rental The property is overpriced at €325,000, significantly above the fair value of €273,959, representing an 18.6% gap. With a gross yield of only 4.6%, the long-term rental strategy may not generate sufficient returns to justify the investment. Value-add renovation Considering the property’s condition score of 71/100, potential value-added renovations could improve its overall appeal; however, at the current asking price, it remains overpriced. The costs of renovations combined with the gap to fair value make this strategy risky in the context of an overstated initial investment. Short-term rental The property’s location and neighborhood metrics indicate mixed crime levels and variable school quality, which do not support a successful short-term rental strategy. Furthermore, being overpriced at €325,000, the investment fails to align with market expectations for this type of rental model.
Tenant turnover risk High tenant turnover is likely due to a tenant stability score of 55/100, which may lead to increased vacancy rates and associated costs in re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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