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.
5-bedroom, 6-bathroom country_house of 322 m², energy rating D. Located Gondomar (São Cosme), Valbom e Jovim parish, Gondomar municipality, Porto district. Noteworthy Features: The property includes a century-old operational water mill with four grinding stones, ideal for cultural events and various water sports, alongside a restored ancient cistern at the entrance.
The valuation. The asking price of €520,000 stands €75,157 (16.9%) above the fair value of €444,843, indicating that the property is overpriced. This should be considered when evaluating potential investment opportunities.
Fair value modelled at €444,843 from 6 comparable sales in the area. Asking €520,000 sits €75,157 (16.9%) above — overpriced versus fair value.
Asking €520,000 versus the Gondomar (São Cosme), Valbom e Jovim, Gondomar, Porto area baseline of €393,031 (€1,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €393,031, adjusted for condition and micro-location, gives a modelled fair value of €444,843 (€1,381/m²), a €75,157 (16.9%) gap versus the €520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gondomar (São Cosme), Valbom e Jovim · 2d8546 | Subject | €520,000 | €1,615 | — | 70 | 73 |
| Fânzeres e São Pedro da Cova · 190774 | Active | €475,000 | €2,065 | 27.9% | 70 | 74 |
| Gondomar (São Cosme), Valbom e Jovim · 0c054e | Active | €535,000 | €1,621 | 0.4% | 72 | 71 |
| rua de Santa Eulália | Active | €265,000 | €1,023 | 36.6% | — | 73 |
| Gondomar (São Cosme), Valbom e Jovim · 6271bf | Active | €895,000 | €1,472 | 8.8% | 75 | 74 |
| Median comp | €505,000 | €1,547 | 4.2% | 72 | 74 |
Long-term rental Despite a decent gross yield of 7.1%, the property is overpriced at €520,000 compared to the fair value of €444,843, indicating a potential downside risk in rental income generation. The suburban location may not fully support this pricing given the overall condition score of 67/100 and neighbourhood rating of 73/100, which suggests limited demand relative to expectations. Buy-and-hold Holding this property long-term could be detrimental as it is priced 16.9% above its fair value of €444,843, leading to possible negative returns on investment. The combination of median condition and a suburban environment suggests that holding costs may outweigh capital appreciation prospects. Family rental While family rentals often thrive in suburban settings, the property’s pricing at €520,000 far exceeds its fair value, indicating potential overvaluation. Families looking for value might shy away due to the average collective scores of condition and neighbourhood, limiting its appeal in a competitive rental market.
[Tenant turnover risk] With a Tenant stability score of 70/100, there is a moderate risk of higher tenant turnover, which could result in increased vacancy rates and costs associated with finding new 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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