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 70 m², built in 2000, energy rating D. Located on rua Padre Alceu C Silva, 64, Vila do Conde parish, Vila do Conde municipality, Porto district. This apartment features a spacious terrace ideal for outdoor relaxation, alongside premium marble-effect tiling in the kitchen and bathroom, enhancing its modern aesthetic.
The valuation. The asking price of €299,000 sits €46,831 (18.6%) above the fair value of €252,169, indicating that the property is overpriced. This discrepancy raises concerns about the potential for future appreciation.
Fair value modelled at €252,169 from 5 comparable sales in the area. Asking €299,000 sits €46,831 (18.6%) above — overpriced versus fair value.
Asking €299,000 versus the rua Padre Alceu C Silva, 64 area baseline of €214,467 (€3,064/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 €214,467, adjusted for condition and micro-location, gives a modelled fair value of €252,169 (€3,602/m²), a €46,831 (18.6%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Alceu C Silva, 64 | Subject | €299,000 | €4,271 | — | 85 | 54 |
| Vila do Conde · 99f1db | Active | €299,000 | €3,646 | 14.6% | 80 | 64 |
| rua António Pereira Cadeco | Active | €299,000 | €3,602 | 15.7% | 82 | 61 |
| Vila do Conde · 38b2a9 | Active | €299,000 | €3,602 | 15.7% | 77 | 71 |
| rua António Pereira Cadeco | Active | €299,000 | €3,646 | 14.6% | 80 | 57 |
| Median comp | €299,000 | €3,624 | 15.2% | 80 | 63 |
Long-term rental Given the property's gap to fair value of 18.6%, it may be challenging to achieve competitive long-term rental yields, currently at 3.4%. The suburban positioning near Porto and limited access to high-performance schools further limit tenant appeal, making this investment less attractive. Buy-and-hold With the current listing price of €299,000 being overpriced relative to its fair value of €252,169, potential for appreciation is diminished in a neighborhood rated 54/100. The lack of amenities and tenant quality indicators suggests a higher risk for long-term hold strategies, complicating future returns.
Economic and Tenant Instability Risk: With both economic and tenant stability scores at 60/100, there is a potential risk of fluctuating rental income and increased vacancy rates, which could impact overall returns on investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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