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, 1-bathroom apartment of 92 m², built in 2003, energy rating C. Located Avintes parish, Vila Nova de Gaia municipality, Porto district. This property boasts a highly advantageous location with direct bus access to the Gaia metro and Porto city center, enhancing urban connectivity for residents.
The valuation. The asking price of €260,000 sits significantly above its fair value of €172,952, indicating an overpriced property by €87,048 (33.5%). This discrepancy suggests caution for potential investors. Buy-to-flip angle. A buy-to-flip strategy may be challenging here due to the steep acquisition cost relative to market value, thus reducing potential profit margins on resale. Buy-to-let angle. The estimated rental income of €910/month yields a gross yield of 4.2%, making it more favorable for long-term family rentals within the suburban context of Avintes, Vila Nova de Gaia.
Fair value modelled at €172,952 from the area baseline, adjusted for condition and location. Asking €260,000 sits €87,048 (33.5%) above — overpriced versus fair value.
Asking €260,000 versus the Avintes, Vila Nova de Gaia, Porto area baseline of €205,804 (€2,237/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 68 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 60 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Avintes, Vila Nova de Gaia, Porto
Area baseline €205,804 + condition -€8,337 + location +€10,262 = modelled fair value of €172,952 (€1,880/m²), a €87,048 (33.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avintes · cfde7d | Subject | €260,000 | €2,826 | — | 68 | 65 |
| rua Heróis do Ultramar | Active | €350,000 | €2,692 | 4.7% | 75 | 70 |
| Vilar de Andorinho · cfe0fc | Active | €195,000 | €3,305 | 16.9% | 70 | 72 |
| rua José Saramago, 185 | Active | €295,500 | €2,897 | 2.5% | 76 | 73 |
| rua Sophia Mello Breyner, 46 | Active | €320,000 | €2,645 | 6.4% | 72 | 74 |
| Median comp | €307,750 | €2,795 | 1.1% | 74 | 73 |
Long-term rental The apartment in Avintes, priced at €260,000, reflects a fair value of €172,952, indicating that it is overpriced by 33.5%. With a gross yield of 4.2% and a neighborhood rating of 65/100, the potential returns may be hampered by the inflated purchase price. Family rental This property, while suitable for family living, is overpriced at €260,000 compared to its fair value of €172,952, creating a 33.5% gap. The suburban location near Porto offers reasonable amenities, but the elevated entry cost limits its attractiveness for longer-term family rentals. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy may be cautious due to its 33.5% pricing gap above the fair value of €172,952. Despite acceptable yield prospects and a reasonable neighborhood quality, the high price point raises concerns about future appreciation and profitability.
Economic Dependency Risk The property's economic and tenant stability scores of 70/100 indicate a moderate risk due to potential fluctuations in local economic conditions and tenant turnover, which could affect rental income reliability and overall property performance.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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