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 61 m². Located on avenida António Coelho Moreira, 189, Gulpilhares e Valadares parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: This ground floor apartment includes an additional division ideal for a home office, and features a separately enclosed garage of 25.5 m² for added convenience.
The valuation. The asking price of €197,500 sits €15,243 (8.4%) above the fair value of €182,257, indicating that the property is priced at a fair value. This suggests a balanced market condition without significant mispricing.
Fair value modelled at €182,257 from 6 comparable sales in the area. Asking €197,500 sits €15,243 (8.4%) above — overpriced versus fair value.
Asking €197,500 versus the avenida António Coelho Moreira, 189 area baseline of €185,585 (€3,042/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €185,585, adjusted for condition and micro-location, gives a modelled fair value of €182,257 (€2,988/m²), a €15,243 (8.4%) gap versus the €197,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida António Coelho Moreira, 189 | Subject | €197,500 | €3,238 | — | 65 | 71 |
| Vilar de Andorinho · 467e70 | Active | €190,000 | €2,289 | 29.3% | — | 62 |
| rua Oliveiras, 150 | Active | €275,000 | €3,354 | 3.6% | 65 | 72 |
| praceta Fernão do Pó | Active | €250,000 | €2,809 | 13.2% | 60 | 73 |
| Mafamude e Vilar do Paraíso · 3d9a42 | Active | €237,500 | €2,730 | 15.7% | 70 | 76 |
| Median comp | €243,750 | €2,770 | 14.5% | 65 | 73 |
Long-term rental The property offers a gross yield of 4.4%, making it a reasonable choice for those seeking stable, long-term rental income. Its fair valuation underscores potential consistency in cash flow in an area that maintains tenant quality. Buy-and-hold Given its fair market value, this property can serve as a solid buy-and-hold investment, allowing for gradual appreciation in value. The appealing neighborhood score of 71/100 suggests a favorable environment for long-term residential stability. Value-add renovation While in need of some renovations, the 62/100 condition rating presents an opportunity for value-add enhancements that could elevate rental income potential. However, the current fair price indicates that significant investments should be carefully evaluated against potential margin gains.
Potential vacancy risk With both economic and tenant stability scores at 70/100, there is a moderate risk of increased vacancy rates impacting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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