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.
1-bedroom, 1-bathroom apartment of 52 m² on the 1st floor, energy rating A. Located on rua Vilares, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: This apartment offers a balcony with morning sunlight and access to a gym and electric vehicle charging points within a well-maintained gated community.
The valuation. The asking price of €201,500 sits €42,849 (27.0%) above its fair value of €158,651, indicating that the property is overpriced. This discrepancy suggests investors should approach with caution.
Fair value modelled at €158,651 from 6 comparable sales in the area. Asking €201,500 sits €42,849 (27.0%) above — overpriced versus fair value.
Asking €201,500 versus the rua Vilares area baseline of €136,022 (€2,616/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €136,022, adjusted for condition and micro-location, gives a modelled fair value of €158,651 (€3,051/m²), a €42,849 (27.0%) gap versus the €201,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vilares | Subject | €201,500 | €3,875 | — | 86 | 73 |
| rua Padre Pinho Nunes | Active | €850,000 | €4,067 | 5.0% | 80 | 62 |
| São Félix da Marinha · 1f345d | Active | €305,000 | €3,050 | 21.3% | 73 | 69 |
| São Félix da Marinha · 1441df | Active | €850,000 | €5,592 | 44.3% | 90 | 73 |
| praceta Norton de Matos, 63 | Active | €235,000 | €3,052 | 21.2% | 79 | 73 |
| Median comp | €577,500 | €3,560 | 8.1% | 80 | 71 |
Long-term rental The 1-bed apartment in Arcozelo is currently overpriced, as it falls 27% above the fair value of €158,651. With a gross yield of 4.5%, the initial investment may not provide adequate returns considering the current market conditions. Buy-and-hold Given the 27% gap between the listing price of €201,500 and the fair value, this property is considered overpriced and may not appreciate as expected. The condition rating of 85/100 suggests it is well-maintained, yet the pricing challenges long-term capital growth potential. Family rental Although Arcozelo offers a comforting suburban environment with an acceptable tenant quality, the property is overpriced at €201,500, creating a significant barrier for potential family renters. The neighbourhood score of 73/100 indicates decent amenities and low crime, but the high entry price may deter long-term commitments from families looking for value. Not ideal for: Luxury market, Short-term vacation rental, Student housing.
Economic downturn risk The property may experience reduced demand due to a relatively high economic stability score of 75/100, which may not fully insulate it from economic fluctuations affecting tenant stability, currently at 70/100.
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