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 160 m² on the 9th floor, energy rating C. Located on avenida Escritor Costa Barreto, 120, Gondomar (São Cosme), Valbom e Jovim parish, Gondomar municipality, Porto district. This luxury apartment boasts a private dock and direct river access, enhancing its appeal for boating enthusiasts and those seeking waterfront leisure activities.
The valuation. The asking price of €598,000 is significantly above the fair value of €443,340, suggesting it is overpriced by €154,660 (34.9%). This discrepancy raises concerns about the investment's initial cost effectiveness.
Fair value modelled at €443,340 from 6 comparable sales in the area. Asking €598,000 sits €154,660 (34.9%) above — overpriced versus fair value.
Asking €598,000 versus the avenida Escritor Costa Barreto, 120 area baseline of €325,541 (€2,035/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €325,541, adjusted for condition and micro-location, gives a modelled fair value of €443,340 (€2,771/m²), a €154,660 (34.9%) gap versus the €598,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Escritor Costa Barreto, 120 | Subject | €598,000 | €3,738 | — | 85 | 80 |
| rua Rosália de Castro, 35C | Active | €345,000 | €2,594 | 30.6% | 76 | 70 |
| rua Manuel da Cunha Moreira S / N | Active | €373,000 | €1,953 | 47.7% | 74 | 71 |
| parque da Lavandeira, 222 | Active | €420,000 | €3,088 | 17.4% | 80 | 73 |
| avenida Escritor Costa Barreto | Active | €825,000 | €3,248 | 13.1% | 75 | 74 |
| Median comp | €396,500 | €2,841 | 24.0% | 76 | 72 |
Long-term rental A long-term rental strategy appears challenging for this property due to its 34.9% gap from fair value, which indicates it is overpriced. While the 4% gross yield might seem appealing, the price suggests a less favorable investment over time, especially in a competitive rental market. Buy-and-hold Employing a buy-and-hold strategy may not be ideal for this property given its significant overpricing at €598,000 compared to the fair value of €443,340. Although the area boasts strong infrastructure and amenities, the high initial investment could limit long-term gains. Family rental A family rental strategy is also likely to be hampered by the property’s overvalued asking price, significantly above its fair value. While it is located in a suburb with good schools and low crime, the premium price may deter potential tenants looking for value in their housing options.
Economic Dependency Risk: The property may face challenges due to economic fluctuations, as both the economic stability and tenant stability are moderately high at 80/100, indicating a reliance on the local economy for consistent rental income.
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