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 118 m² on the 1st floor, energy rating D. Located on rua do Monte Seara, Rio Tinto parish, Gondomar municipality, Porto district. Noteworthy Features: This apartment’s three-front design maximizes natural light, while the closed garage adds a layer of security and convenience advantageous for urban living.
The valuation. The asking price of €400,000 exceeds the fair value of €308,884 by €91,116 (29.5%), indicating the property is overpriced and not a compelling investment opportunity. Buy-to-flip angle. The plan to renovate this standard-grade apartment could elevate its market appeal, aiming for a resale at a higher price, though the current asking price limits potential profit margins. Buy-to-let angle. With an estimated gross yield of 2.5% at €833 per month, the long-term rental strategy caters to suburban families, leveraging the apartment's location within a safe, amenity-rich environment.
Fair value modelled at €308,884 from 6 comparable sales in the area. Asking €400,000 sits €91,116 (29.5%) above — overpriced versus fair value.
Asking €400,000 versus the rua do Monte Seara area baseline of €296,279 (€2,511/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €296,279, adjusted for condition and micro-location, gives a modelled fair value of €308,884 (€2,618/m²), a €91,116 (29.5%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Monte Seara | Subject | €400,000 | €3,390 | — | 68 | 75 |
| estrada Nova | Active | €320,000 | €2,481 | 26.8% | 72 | 73 |
| rua da Ferraria S / N | Active | €302,000 | €2,649 | 21.9% | 65 | 75 |
| Fânzeres e São Pedro da Cova · 6a92c0 | Active | €225,000 | €2,586 | 23.7% | 72 | 72 |
| rua Dom António Castro Meireles | Active | €250,000 | €2,500 | 26.2% | 68 | 75 |
| Median comp | €276,000 | €2,543 | 25.0% | 70 | 74 |
Long-term rental This property is unsuitable for long-term rental given its fair value of €308,884 compared to the listing price of €400,000, which suggests a significant 29.5% overpricing. With a low yield of 2.5% and a condition rating of 66/100, this investment offers limited potential for sustainable returns. Family rental The family rental market is not favorable for this apartment due to its overpricing, making it less attractive for budget-conscious families seeking quality accommodations. Additionally, the neighborhood’s amenities and safety ratings do not sufficiently enhance the appeal of a property that is already priced too high. Buy-and-hold Holding this property as a long-term investment is questionable since the gap from fair value indicates it is overpriced by 29.5%. The limited potential for capital appreciation combined with a modest yield of 2.5% suggests that long-term holders may struggle to realize significant financial gains.
Economic Dependency Risk The property may face economic challenges due to a relatively high economic stability score of 80/100, indicating potential vulnerabilities in market resilience during downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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