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, 2-bathroom apartment of 103 m², built in 2024, energy rating B. Located on rua Fábrica da Lã, 116, Canidelo parish, Vila Nova de Gaia municipality, Porto district. This property features an elevated ground floor that enhances privacy while providing easy access, along with a spacious box garage perfect for parking and additional storage needs.
The valuation. The asking price of €319,000 is significantly above the fair value of €245,583, resulting in an overvaluation of €73,417 (29.9%). This indicates that the property is overpriced and may not appeal to value-oriented investors.
Fair value modelled at €245,583 from 6 comparable sales in the area. Asking €319,000 sits €73,417 (29.9%) above — overpriced versus fair value.
Asking €319,000 versus the rua Fábrica da Lã, 116 area baseline of €216,270 (€2,100/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €216,270, adjusted for condition and micro-location, gives a modelled fair value of €245,583 (€2,384/m²), a €73,417 (29.9%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fábrica da Lã, 116 | Subject | €319,000 | €3,097 | — | 72 | 73 |
| rua da Paz, 87 | Active | €358,000 | €3,284 | 6.0% | 75 | 70 |
| rua da Bélgica | Active | €380,000 | €1,845 | 40.4% | 74 | 73 |
| rua Oliveiras, 44 | Active | €309,000 | €2,414 | 22.1% | 74 | 66 |
| Santa Marinha e São Pedro da Afurada · f46b4a | Active | €259,000 | €2,355 | 24.0% | 72 | 69 |
| Median comp | €333,500 | €2,385 | 23.0% | 74 | 70 |
Long-term rental The property in Canidelo is priced at €319,000, which is 29.9% above the fair value of €245,583, making it an inflated investment for long-term rental purposes. With a gross yield of only 4.2%, the potential returns do not justify the current asking price. Family rental At a listing price significantly higher than its fair value, this 2-bed apartment presents a challenge as a family rental investment option. The combination of a good condition score of 78/100 and a questionable neighbourhood rating of 73/100 does not compensate for the property's overpriced status. Buy-and-hold The buy-and-hold strategy may be adversely affected by the €319,000 asking price exceeding the fair value by 29.9%, indicating that the property’s appreciation potential is limited. Given the relatively low gross yield of 4.2%, holding this overpriced asset may lead to suboptimal returns over time.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and lost rental income.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
