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.
1-bedroom, 1-bathroom apartment of 38 m². Located on rua de Júlio Dinis, 880, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: The apartment boasts a premium location adjacent to Casa da Música and an active Local Accommodation license with an impressive occupancy rate exceeding 70%.
The valuation. The asking price of €199,000 is significantly higher than the fair value of €135,596, resulting in an overpricing of €63,404 (31.9%). This property is not a sound investment based on its current listing.
Fair value modelled at €135,596 from the area baseline, adjusted for condition and location. Asking €199,000 sits €63,404 (31.9%) above — overpriced versus fair value.
Asking €199,000 versus the rua de Júlio Dinis, 880 area baseline of €135,166 (€3,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Júlio Dinis, 880
Area baseline €135,166 + condition +€1,900 + location +€8,980 = modelled fair value of €135,596 (€3,568/m²), a €63,404 (31.9%) gap versus the €199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Júlio Dinis, 880 | Subject | €199,000 | €5,237 | — | 80 | 68 |
| rua de Júlio Dinis, 880 | Active | €229,000 | €4,580 | 12.5% | 76 | 72 |
| Bonfim · 41ffb0 | Active | €305,000 | €3,389 | 35.3% | 75 | 75 |
| rua Orfeão do Porto | Active | €275,000 | €3,571 | 31.8% | 77 | 83 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 49b68b | Active | €299,000 | €4,983 | 4.8% | 78 | 79 |
| Median comp | €287,000 | €4,076 | 22.2% | 77 | 77 |
Long-term rental The current pricing of the property at €199,000 reflects a 31.9% gap from its fair value, suggesting it is overpriced for a long-term rental strategy. With a gross yield of 5.3%, potential returns may not justify the steep entry cost in this urban neighborhood. Buy-and-hold Investing in this property at the listed price appears riskier, given its substantial overvaluation of 31.9% compared to the fair value of €135,596. Although the overall condition rating of 78/100 indicates a decent state, the financial metrics do not align with a prudent buy-and-hold approach. Family rental At a listing price of €199,000, the property is overpriced by 31.9%, which diminishes its attractiveness as a family rental option. While the neighborhood rating of 68/100 suggests a reasonable environment for families, the high initial investment could hinder potential profitability.
Tenant turnover risk With a tenant stability score of 65/100, there's a notable risk of higher tenant turnover, which can lead to increased vacancy rates and potentially reduced rental income over time.
