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 90 m² on the 2nd floor, built in 2006, energy rating B. Located on rua João Vieira, Rio Tinto parish, Gondomar municipality, Porto district. Noteworthy Features: The apartment boasts a spacious living room with a balcony that enhances natural light and outdoor enjoyment, along with dedicated laundry facilities for added convenience.
The valuation. The asking price of €260,000 exceeds the fair value of €227,295 by €32,705 (14.4%), indicating the property is overpriced.
Fair value modelled at €227,295 from 6 comparable sales in the area. Asking €260,000 sits €32,705 (14.4%) above — overpriced versus fair value.
Asking €260,000 versus the rua João Vieira area baseline of €222,222 (€2,469/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 €222,222, adjusted for condition and micro-location, gives a modelled fair value of €227,295 (€2,525/m²), a €32,705 (14.4%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Vieira | Subject | €260,000 | €2,889 | — | 68 | 64 |
| Ermesinde · 1f34d8 | Active | €270,000 | €2,389 | 17.3% | 70 | 72 |
| rua de Santa Justa, 202 | Active | €219,000 | €3,422 | 18.4% | 70 | 63 |
| Ermesinde · e40b03 | Active | €195,000 | €1,773 | 38.6% | — | 68 |
| Águas Santas · 653023 | Active | €320,000 | €2,560 | 11.4% | 75 | 69 |
| Median comp | €244,500 | €2,475 | 14.3% | 70 | 69 |
Long-term rental The current listing price reflects a 14.4% premium over the fair value, indicating that the apartment is overpriced, which could lead to challenges in achieving desirable rental yields. With a gross yield of only 3.4%, this property may not attract long-term tenants looking for better value options in the competitive rental market. Family rental The pricing of this property at €260,000 does not align with the fair value of €227,295, positioning it as overpriced in a neighborhood where tenant quality might be declining. Families seeking rental accommodations may find better and more affordable alternatives nearby, limiting demand for this unit. Luxury market This property is clearly overvalued at €260,000, especially given its average condition score of 65/100 and a neighborhood score of 64/100, which do not support high-end pricing strategies. Hence, the apartment would likely struggle to compete with more desirable luxury offerings in the area. Short-term vacation rental With the property being priced well above its fair value, it renders itself unsuitable for the short-term vacation rental market where price sensitivity is critical. The current condition and neighborhood ratings do not justify the higher nightly rates typically sought in the vacation rental segment.
Economic Vulnerability With an economic stability score of 60/100, this property might face challenges in attracting and retaining tenants during economic downturns, potentially impacting rental income. Tenant Stability Concern A tenant stability score of 70/100 suggests a moderate risk of high tenant turnover, which could lead to increased vacancy rates and loss of revenue.
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