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 63 m² on the 3rd floor, energy rating E. Located Vilar de Andorinho parish, Vila Nova de Gaia municipality, Porto district. This apartment features two spacious balconies, ideal for outdoor relaxation, and includes a dedicated garage box, offering convenience in a highly accessible location.
The valuation. The asking price of €249,000 is significantly above the fair value of €207,684, indicating the property is overpriced by €41,316 (19.9%).
Fair value modelled at €207,684 from 6 comparable sales in the area. Asking €249,000 sits €41,316 (19.9%) above — overpriced versus fair value.
Asking €249,000 versus the Vilar de Andorinho, Vila Nova de Gaia, Porto area baseline of €161,595 (€2,565/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €161,595, adjusted for condition and micro-location, gives a modelled fair value of €207,684 (€3,297/m²), a €41,316 (19.9%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vilar de Andorinho · 7cac47 | Subject | €249,000 | €3,952 | — | 80 | 68 |
| rua Carvalhal | Active | €279,000 | €3,361 | 15.0% | 80 | 69 |
| Canelas · 89e765 | Active | €265,000 | €3,232 | 18.2% | 70 | 70 |
| Vilar de Andorinho · 1f363c | Active | €199,900 | €5,403 | 36.7% | 74 | 71 |
| rua de São Lourenço em Vilar | Active | €279,500 | €2,911 | 26.3% | 88 | 65 |
| Median comp | €272,000 | €3,297 | 16.6% | 77 | 70 |
Long-term rental The property's listing price of €249,000 presents a 19.9% premium over its fair value of €207,684, indicating a potential overestimation in pricing. While the gross yield stands at 4%, the overpriced nature diminishes the attractiveness for long-term rental prospects. Family rental Priced at €249,000, this 2-bed apartment exceeds the fair market value by nearly 20%, suggesting an inflated position in the family rental segment. Despite favorable access to schools, the higher price point may limit its appeal to families seeking reasonable accommodation options. Buy-and-hold The apartment's current valuation at €249,000 is significantly higher than the estimated fair value of €207,684, leading to a conclusion of being overpriced. While the property’s condition rates at 83/100, the financial implications of a higher purchase price could negatively impact long-term investment returns in the buy-and-hold strategy.
Tenant retention risk With a tenant stability score of only 65/100, there's a significant risk of tenant turnover, which can lead to increased vacancy rates and associated costs in a market with limited economic stability at 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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