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.
3-bedroom, 3-bathroom apartment of 183 m², built in 2001, energy rating B. Located on parque da Cidade I Nevogilde, Aldoar, Foz Do Douro e Nevogilde parish, Porto municipality, Porto district. Noteworthy Features: The property boasts unobstructed sea views and two private balconies that enhance its appeal, providing outdoor spaces to enjoy the stunning sunset over Parque da Cidade.
The valuation. The asking price of €1,200,000 sits significantly above the fair value of €879,180, representing a 36.5% premium. This property is clearly overpriced based on the current market conditions.
Fair value modelled at €879,180 from 6 comparable sales in the area. Asking €1,200,000 sits €320,820 (36.5%) above — overpriced versus fair value.
Asking €1,200,000 versus the parque da Cidade I Nevogilde area baseline of €762,230 (€4,165/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €762,230, adjusted for condition and micro-location, gives a modelled fair value of €879,180 (€4,804/m²), a €320,820 (36.5%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque da Cidade I Nevogilde | Subject | €1,200,000 | €6,557 | — | 75 | 71 |
| parque da Cidade | Active | €1,490,000 | €5,623 | 14.3% | 75 | 73 |
| Lordelo do Ouro e Massarelos · caa195 | Active | €850,000 | €4,942 | 24.6% | 80 | 83 |
| Matosinhos e Leça da Palmeira · 023b52 | Active | €850,000 | €6,296 | 4.0% | 82 | 80 |
| avenida do Bessa | Active | €795,000 | €4,274 | 34.8% | 82 | 77 |
| Median comp | €850,000 | €5,283 | 19.4% | 81 | 79 |
Long-term rental The property demonstrates a gross yield of only 2.3%, suggesting it may not generate sufficient income relative to its high asking price of €1,200,000. Considering the fair value assessment of €879,180, this investment is not positioned favorably for sustainable long-term rental returns. Buy-and-hold Given the significant gap of 36.5% between the listing price and its fair value, the buy-and-hold strategy is compromised by the initial overvaluation, potentially weighing down future returns. Although the condition of the property is rated at 79/100, its high price diminishes the viability of this investment strategy in the long term. Family rental With an attractive size of 183m² appealing to families, the property still faces challenges due to its current overpriced status and a gross yield of just 2.3%. Even a favorable neighborhood score of 71/100 does not justify the asking price when fair value substantially undercuts this figure.
Potential Revenue Instability The economic stability score of 70/100 combined with a tenant stability score of 65/100 indicates a risk of fluctuating rental income due to potential economic downturns impacting tenant retention or payment reliability.
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