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 110 m² on the 1st floor, built in 2007, energy rating C. Located São Félix da Marinha parish, Vila Nova de Gaia municipality, Porto district. This apartment features dual balcony access from both the living room and kitchen, enhancing outdoor connectivity and maximizing sunlight exposure throughout the day.
The valuation. The asking price of €395,000 is significantly above the fair value of €328,640, indicating that the property is overpriced by €66,360, or 20.2%. Buyers should approach this listing with caution given its valuation disparity.
Fair value modelled at €328,640 from 6 comparable sales in the area. Asking €395,000 sits €66,360 (20.2%) above — overpriced versus fair value.
Asking €395,000 versus the São Félix da Marinha, Vila Nova de Gaia, Porto area baseline of €300,409 (€2,731/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €300,409, adjusted for condition and micro-location, gives a modelled fair value of €328,640 (€2,988/m²), a €66,360 (20.2%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Félix da Marinha · 2cdb7c | Subject | €395,000 | €3,591 | — | 72 | 64 |
| rua Principal | Active | €599,900 | €2,970 | 17.3% | 85 | 70 |
| Arcozelo · b329f8 | Active | €324,900 | €2,018 | 43.8% | 74 | 77 |
| rua Mariano de Carvalho | Active | €550,000 | €3,005 | 16.3% | 78 | 70 |
| Arcozelo · 8751c6 | Active | €335,000 | €2,792 | 22.3% | 74 | 74 |
| Median comp | €442,500 | €2,881 | 19.8% | 76 | 72 |
Long-term rental This property is not an ideal investment for long-term rental due to its 20.2% gap from the fair value, suggesting it is overpriced. Additionally, the gross yield of 2.9% in a neighborhood with moderate urban amenities ranges may not attract high-quality tenants. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears unfavorable given the significant overpricing compared to fair value. With conditions rated at 76/100 and neighborhood amenities at 64/100, the potential for appreciation may not justify the current listing price. Family rental As a family rental option, this property is challenged by its overpriced status, making it less appealing for long-term tenant retention. The conditions and amenities do not sufficiently support the €395,000 asking price, creating risk for family-oriented investment goals.
Economic Vulnerability The property has an economic stability score of 65/100, indicating a moderate risk of economic downturns affecting rental income potential. Tenant Instability With a tenant stability score of 60/100, there is a heightened risk of tenant turnover, leading to potential income disruption and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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