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, 2-bathroom apartment of 85 m², energy rating B. Located Astromil parish, Paredes municipality, Porto district. This apartment features a unique built-in coffee machine and a sophisticated heat recovery system, enhancing both energy efficiency and luxury living.
The valuation. The asking price of €460,000 is significantly above fair value, which is determined to be €222,276. At €237,724 over, the property is clearly priced at 107.0% above its fair market worth, marking it as overpriced.
Fair value modelled at €222,276 from 6 comparable sales in the area. Asking €460,000 sits €237,724 (107.0%) above — overpriced versus fair value.
Asking €460,000 versus the Astromil, Paredes, Porto area baseline of €195,079 (€2,295/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €195,079, adjusted for condition and micro-location, gives a modelled fair value of €222,276 (€2,615/m²), a €237,724 (107.0%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Astromil · 9af765 | Subject | €460,000 | €5,412 | — | 83 | 69 |
| avenida Padre Luis Pinto Carneiro, 528 | Active | €289,000 | €2,627 | 51.5% | — | 58 |
| rua Celso Moreira Coelho, 40 | Active | €190,000 | €2,603 | 51.9% | 55 | 73 |
| rua Celso Moreira Coelho, 40 | Active | €190,000 | €2,603 | 51.9% | 66 | 70 |
| rua Central da Gandra | Active | €260,000 | €2,653 | 51.0% | 70 | 66 |
| Median comp | €225,000 | €2,615 | 51.7% | 66 | 68 |
Long-term rental This property is overpriced at €460,000 compared to a fair value of €222,276, presenting a significant gap of 107.0%. With a gross yield of 0%, it does not provide a financially viable option for long-term rental investment. Family rental Given the significant overpricing, with a fair value gap of 107.0%, this property is not suitable for family rental purposes. The neighbourhood score of 69/100 does not justify the high investment required. Buy-and-hold The buy-and-hold strategy is undermined by the property being overpriced at €460,000 against a fair value of €222,276, indicating a 107.0% premium. With a yield of 0% and an overall condition rating of 80/100, it lacks the potential for a profitable long-term hold.
Economic Vulnerability The economic stability score of 70/100 indicates potential fluctuations in local market conditions that could affect property value. Tenant Uncertainty With a tenant stability score of 65/100, there is an elevated risk of tenant turnover and vacancy, impacting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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