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 house of 108 m², built in 1983, energy rating F. Located on rua da Ribeira S / N, Melres e Medas parish, Gondomar municipality, Porto district. Noteworthy Features: The property is set on a substantial plot of 600 m², providing ample outdoor space for landscaping or future development opportunities.
The valuation. The asking price of €125,000 is significantly above the fair value of €100,783, resulting in an overpriced verdict of €24,217 (24.0%). This discrepancy suggests that investors may encounter challenges in achieving favorable returns. Buy-to-flip angle. The property requires considerable renovations due to its low condition rating of 23/100, which limits potential for a quick flip. A strategy focused on extensive updates would need careful planning to maximize resale value effectively. Buy-to-let angle. Given an estimated gross yield of 5.6% with expected rental income of €583/month, the property presents a reasonable option for long-term rental. However, the basic finishes may restrict tenant appeal, impacting occupancy rates.
Fair value modelled at €100,783 from 6 comparable sales in the area. Asking €125,000 sits €24,217 (24.0%) above — overpriced versus fair value.
Asking €125,000 versus the rua da Ribeira S / N area baseline of €163,097 (€1,510/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 23/100 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 €163,097, adjusted for condition and micro-location, gives a modelled fair value of €100,783 (€933/m²), a €24,217 (24.0%) gap versus the €125,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Ribeira S / N | Subject | €125,000 | €1,157 | — | 18 | 70 |
| travessa Quintela, 94 | Active | €100,000 | €313 | 73.0% | 20 | 69 |
| Vandoma · 653086 | Active | €146,000 | €924 | 20.2% | 25 | 61 |
| rua Professor Camilo de Oliveira S / N | Active | €180,000 | €1,385 | 19.6% | — | 74 |
| Gondomar (São Cosme), Valbom e Jovim · dee45f | Active | €133,000 | €1,400 | 21.0% | 18 | 76 |
| Median comp | €139,500 | €1,155 | 0.3% | 20 | 72 |
Long-term rental The property in Melres e Medas is currently priced €125,000, which is 24.0% above its fair value of €100,783, indicating a lack of financial viability for long-term rental investment. With a gross yield of only 5.6% and a low condition score of 23/100, maintaining profitability in this segment may prove challenging. Family rental Considering its current listing price of €125,000 versus the fair value of €100,783, this property is overpriced by 24.0%, which could deter potential family renters seeking value. Furthermore, the condition score of 23/100 reflects significant renovation needs, raising concerns about the overall appeal to families. Buy-and-hold At a price of €125,000, exceeding the fair value of €100,783 by 24.0%, the potential for appreciation in this buy-and-hold strategy is diminished, rendering it a less attractive option. The low condition score of 23/100 further complicates investment return expectations in the long term.
Economic Sensitivity Risk: With an economic stability score of 75, there could be volatility in the local economy that may impact tenant retention and rental income, particularly since the tenant stability score is lower at 70, indicating potential issues in keeping long-term tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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