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 70 m² on the 5th floor, built in 1989, energy rating D. Located on parque Nascente, Rio Tinto parish, Gondomar municipality, Porto district. Noteworthy Features: This apartment boasts exceptional sound insulation due to its 5th-floor placement at the back of the building, ensuring a peaceful living environment amidst urban life.
The valuation. The asking price of €250,000 is significantly above fair value, which stands at €190,044, marking an excess of €59,956 (31.5%). The property is considered overpriced.
Fair value modelled at €190,044 from 6 comparable sales in the area. Asking €250,000 sits €59,956 (31.5%) above — overpriced versus fair value.
Asking €250,000 versus the parque Nascente area baseline of €168,116 (€2,402/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €168,116, adjusted for condition and micro-location, gives a modelled fair value of €190,044 (€2,715/m²), a €59,956 (31.5%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Nascente | Subject | €250,000 | €3,571 | — | 70 | 72 |
| rua Marquesa Cadaval, 140 | Active | €234,900 | €2,447 | 31.5% | 68 | 76 |
| Rio Tinto · 6fb8b9 | Active | €290,000 | €2,613 | 26.8% | 73 | 73 |
| Baguim do Monte (Rio Tinto) · 9385ec | Active | €259,000 | €3,198 | 10.5% | 75 | 72 |
| rua Particular da Portelinha | Active | €245,000 | €3,403 | 4.7% | 70 | 75 |
| Median comp | €252,000 | €2,906 | 18.6% | 72 | 74 |
Long-term rental The property is overpriced by 31.5%, with a fair value of only €190,044, which significantly undermines its potential for healthy long-term cash flow. Additionally, the gross yield of 4.1% falls short of investment standards, indicating limited profitability for sustained rental income. Family rental With a fair value of €190,044, the current listing price of €250,000 reflects a concerning 31.5% premium, making it less attractive for family renters who often seek value. The condition rating of 67 and neighbourhood score of 72 suggest moderate appeal, but the high price point could deter potential tenants looking for more competitive options. Buy-and-hold Investing in a property with a fair value of €190,044, while listed at €250,000, may hinder capital appreciation opportunities in the buy-and-hold strategy due to its current overpriced status. The expected yield of 4.1% does not compensate for the price disparity, suggesting a revised investment approach might be necessary for long-term returns.
Economic downturn risk The economic stability score of 70/100 indicates potential vulnerability to downturns, which could adversely affect rental income and property value.
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