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, 2-bathroom apartment of 93 m² on the 3rd floor, built in 1994, energy rating D. Located on praceta das Areias, 233, Rio Tinto parish, Gondomar municipality, Porto district. Noteworthy features: The apartment boasts a bright living room with dual exposures that enhance natural light and a pantry in the kitchen providing additional storage space.
The valuation. The asking price of €232,500 sits €95,323 (41.0%) above the fair value of €137,177, indicating that the property is overpriced. This discrepancy warrants caution for potential investors assessing the true worth of the asset.
Fair value modelled at €137,177 from the area baseline, adjusted for condition and location. Asking €232,500 sits €95,323 (41.0%) above — overpriced versus fair value.
Asking €232,500 versus the praceta das Areias, 233 area baseline of €237,708 (€2,556/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 75 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta das Areias, 233
Area baseline €237,708 + condition -€5,522 + location +€12,499 = modelled fair value of €137,177 (€1,475/m²), a €95,323 (41.0%) gap versus the €232,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta das Areias, 233 | Subject | €232,500 | €2,500 | — | 75 | 74 |
| Rio Tinto · 38b22c | Active | €380,000 | €3,167 | 26.7% | 72 | 70 |
| rua Engenheiro Adelino Amaro da Costa | Active | €250,000 | €2,500 | 0% | 67 | 80 |
| avenida General Humberto Delgado, 419 | Active | €335,000 | €2,597 | 3.9% | 75 | 73 |
| rua São Francisco Xavier | Active | €274,500 | €2,665 | 6.6% | 60 | 75 |
| Median comp | €304,750 | €2,631 | 5.2% | 70 | 74 |
Long-term rental The property's listing price of €232,500 is significantly above the fair value of €137,177, indicating it is overpriced by 41.0%. With a gross yield of 4.6% and moderate neighborhood ratings, the long-term rental strategy may fall short of expectations in terms of return on investment due to the high acquisition cost. Buy-and-hold Given the current listing price, this property represents a long-term investment that is overpriced, which could hinder appreciation potential. While Porto's economic activity is promising, acquiring this apartment at €232,500 does not align with its fair value assessment of €137,177, diminishing potential gains over time. Student housing The expectation of swift tenant turnover in student housing may not be viable given that this property is overpriced, currently listed at €232,500 versus a fair value of €137,177. Although the location within Porto can attract students, the substantial premium over fair value diminishes the overall attractiveness of this strategy.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of higher tenant turnover rates, which could result in increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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