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, 2-bathroom apartment of 188 m² on the 2nd floor, built in 2010, energy rating B. Located on rua Tirso Olazabal, Arcozelo parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The apartment boasts a large, continuous balcony that offers unobstructed views, including a picturesque sea view, enhancing the home's appeal and outdoor living space.
The valuation. The asking price of €460,000 sits €182,761 (28.4%) below the fair value of €642,761, making this property appealingly underpriced in the current market. Buy-to-flip angle. A buy-to-flip approach could capitalize on renovations to enhance the property's appeal, potentially securing a resale at a significantly higher price through targeted upgrades. Buy-to-let angle. With a gross yield of 4.3% and estimated rental income of €1,648/month, this property represents a strong buy-to-let investment for long-term family rentals, leveraging the stable demand in the area.
Fair value modelled at €642,761 from 6 comparable sales in the area. Asking €460,000 sits €182,761 (28.4%) below — the upside to fair value.
Asking €460,000 versus the rua Tirso Olazabal area baseline of €575,962 (€3,064/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 €575,962, adjusted for condition and micro-location, gives a modelled fair value of €642,761 (€3,419/m²), a €182,761 (28.4%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tirso Olazabal | Subject | €460,000 | €2,447 | — | 75 | 64 |
| Arcozelo · 65305b | Active | €419,000 | €2,972 | 21.4% | 78 | 70 |
| rua Padre Pinho Nunes | Active | €850,000 | €4,067 | 66.2% | 80 | 62 |
| São Félix da Marinha · 828fd6 | Active | €750,000 | €3,788 | 54.8% | 72 | 65 |
| São Félix da Marinha · 1f345d | Active | €305,000 | €3,050 | 24.7% | 73 | 69 |
| Median comp | €584,500 | €3,419 | 39.7% | 76 | 67 |
Long-term rental The property's price of €460,000 is substantially below its fair value of €642,761, yielding a 4.3% gross return, indicating it is subpriced in the long-term rental market. This advantageous position, combined with a condition score of 78/100, makes it an attractive option for stable rental income. Buy-and-hold Investing at the current listing price provides a significant gap of 28.4% against the fair value, making it a compelling buy-and-hold opportunity in an increasingly desirable location near Vila Nova de Gaia. The reasonable condition and average neighborhood score suggest solid potential for capital appreciation over time. Family rental With its spacious 188m² layout and favorable market positioning, this property is well-suited for family rental despite some suburban crime concerns. The combination of a solid gross yield of 4.3% and proximity to amenities makes it an appealing choice for families seeking long-term housing in the area.
Economic Vulnerability The property faces a risk due to its economic stability score of 60/100, indicating potential fluctuations in the local economy that could affect tenant retention.
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