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 123 m² on the 2nd floor, built in 2002, energy rating D. Located on rua de Praia de São Brito S / N, São Félix da Marinha parish, Vila Nova de Gaia municipality, Porto district. This apartment boasts a stunning panoramic sea view and is situated within a gated community that offers beautiful landscaped areas and inviting pools for residents.
The valuation. The asking price of €410,000 is €86,106 (26.6%) above fair value at €323,894. This property is considered overpriced considering its current condition and market dynamics.
Fair value modelled at €323,894 from 6 comparable sales in the area. Asking €410,000 sits €86,106 (26.6%) above — overpriced versus fair value.
Asking €410,000 versus the rua de Praia de São Brito S / N area baseline of €284,084 (€2,310/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 €284,084, adjusted for condition and micro-location, gives a modelled fair value of €323,894 (€2,633/m²), a €86,106 (26.6%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Praia de São Brito S / N | Subject | €410,000 | €3,333 | — | 70 | 73 |
| rua António Monteiro da Costa | Active | €289,000 | €2,535 | 23.9% | 75 | 76 |
| rua das Leiras | Active | €270,000 | €2,126 | 36.2% | 75 | 74 |
| São Félix da Marinha · a46693 | Active | €285,000 | €3,132 | 6.0% | 70 | 73 |
| rua Heróis da Pátria | Active | €325,000 | €2,407 | 27.8% | 74 | 72 |
| Median comp | €287,000 | €2,471 | 25.9% | 75 | 74 |
Long-term rental The current asking price of €410,000 exceeds the fair value by 26.6%, suggesting the property is overpriced for long-term rental potential. With a gross yield of 3.2% and a decent condition score, the financial metrics may not justify this higher investment. Family rental Given the suburban context of Vila Nova de Gaia and family-friendly amenities, the property has appeal for family rentals; however, at €410,000 it appears overpriced by 26.6%. The current yield of 3.2% does not adequately reflect the investment risks associated with the elevated price point. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy may pose challenges, as its price of €410,000 is 26.6% above fair value, labeling it as overpriced. While the property has favorable neighborhood conditions, the current pricing impedes potential long-term appreciation and return on investment.
Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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