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 90 m², built in 2018, energy rating B. Located on rua de Trás, 31, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment features an active Short-Term Rental license, making it a lucrative investment opportunity in Porto's historical center with an annual gross revenue of approximately €47,000. Location Benefits: Positioned just 100 meters from São Bento Station, enhancing accessibility to major attractions.
The valuation. The asking price of €449,000 sits €111,395 (24.8%) above the fair value of €337,605. The property is therefore considered overpriced.
Fair value modelled at €337,605 from the area baseline, adjusted for condition and location. Asking €449,000 sits €111,395 (24.8%) above — overpriced versus fair value.
Asking €449,000 versus the rua de Trás, 31 area baseline of €320,130 (€3,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 80 · Amenities 85 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua de Trás, 31
Area baseline €320,130 + condition +€3,234 + location +€38,990 = modelled fair value of €337,605 (€3,751/m²), a €111,395 (24.8%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Trás, 31 | Subject | €449,000 | €4,989 | — | 75 | 83 |
| rua Miguel Bombarda | Active | €450,000 | €5,172 | 3.7% | 76 | 82 |
| rua da Torrinha | Active | €295,000 | €4,214 | 15.5% | 85 | 83 |
| rua do Paraíso | Active | €399,000 | €4,988 | 0% | 80 | 80 |
| Santa Marinha e São Pedro da Afurada · 25f66d | Active | €380,000 | €3,248 | 34.9% | 78 | 81 |
| Median comp | €389,500 | €4,601 | 7.8% | 79 | 82 |
Long-term rental Despite the property’s attractive location in a high-demand area of Porto, its current listing price significantly exceeds its fair value by 24.8%, indicating it may not yield competitive returns for long-term rental strategies. Given the gross yield of 3.5%, investors may face challenges in achieving adequate cash flow against this elevated price point. Family rental While the neighbourhood's high safety rating and amenities could appeal to families, the €449,000 asking price remains unaffordable relative to its fair value of €337,605. Consequently, this property is unlikely to provide a sustainable family rental investment, considering the gap in pricing. Buy-and-hold The property is situated in a desirable area with a strong housing market; however, purchasing at €449,000 could limit potential appreciation due to its 24.8% markup over fair value. Investors may find that holding this asset could lead to lower-than-expected returns in a buy-and-hold strategy, given the pricing dynamics involved.
Economic volatility risk: The economic stability score of 85/100 suggests that while the economy is generally strong, any unforeseen downturn could impact tenant demand and rental income significantly, risking cash flow.**
