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, 0-bathroom apartment of 80 m² on the 3rd floor, energy rating C. Located Arcozelo parish, Vila Nova de Gaia municipality, Porto district. This apartment features a delightful sea view from the balcony, enhancing outdoor living while being centrally located near local attractions like Miramar Beach.
The valuation. The asking price of €270,000 exceeds the fair value of €224,466 by €45,534 (20.3%), indicating that the property is overpriced. This discrepancy suggests a need for careful consideration before investment decisions.
Fair value modelled at €224,466 from 6 comparable sales in the area. Asking €270,000 sits €45,534 (20.3%) above — overpriced versus fair value.
Asking €270,000 versus the Arcozelo, Vila Nova de Gaia, Porto area baseline of €206,585 (€2,582/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €206,585, adjusted for condition and micro-location, gives a modelled fair value of €224,466 (€2,806/m²), a €45,534 (20.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arcozelo · 831684 | Subject | €270,000 | €3,375 | — | 70 | 66 |
| Arcozelo · 15e1cd | Active | €270,000 | €3,068 | 9.1% | 70 | 68 |
| alameda Enxomil | Active | €270,000 | €3,000 | 11.1% | 70 | 68 |
| Arcozelo · 19071d | Active | €269,000 | €2,612 | 22.6% | 68 | 73 |
| Gulpilhares e Valadares · 8750e8 | Active | €238,000 | €3,552 | 5.3% | 70 | 62 |
| Median comp | €269,500 | €3,034 | 10.1% | 70 | 68 |
Long-term rental This property offers a gross yield of 4%, which is relatively low compared to other options in the region, thus making it less attractive for long-term rental investment. Additionally, with a gap of 20.3% above fair value at €270,000, it is likely to impede cash flow for potential landlords. Family rental The apartment's size and suburban location make it suitable for families, but the current price reflects a significant premium over its fair value. Coupled with a neighborhood quality rating of 66/100, the property may not deliver the expected rental income for family tenants under the current valuation. Buy-and-hold Investing in this property for a buy-and-hold strategy may present considerable risks given that it is priced 20.3% above fair value, potentially leading to stagnant capital appreciation. The condition score of 68/100 suggests that while the property is functional, it may require additional investment to enhance returns over time.
Economic Vulnerability The economic stability score of 70 indicates a moderate risk, while the tenant stability score of 60 suggests potential challenges in maintaining consistent rental income, which could impact the property's overall profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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