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 duplex of 102 m², energy rating C. Located on rua das Flores, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Features: The duplex boasts a charming private outdoor patio, enhancing its appeal as a serene retreat in the vibrant heart of Porto, alongside a prime location near Rua das Flores.
The valuation. The asking price of €760,000 is significantly above the fair value of €385,550, making the property overpriced by €374,450 or 49.3%. This discrepancy highlights the disconnect between market expectations and realistic valuation.
Fair value modelled at €385,550 from the area baseline, adjusted for condition and location. Asking €760,000 sits €374,450 (49.3%) above — overpriced versus fair value.
Asking €760,000 versus the rua das Flores area baseline of €334,764 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 79 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Flores
Area baseline €334,764 + condition +€11,953 + location +€38,833 = modelled fair value of €385,550 (€3,780/m²), a €374,450 (49.3%) gap versus the €760,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Flores | Subject | €760,000 | €7,451 | — | 79 | 79 |
| parque da Lavandeira | Active | €360,000 | €4,091 | 45.1% | 75 | 65 |
| rua do Ferraz | Active | €760,000 | €6,230 | 16.4% | 75 | 86 |
| Lordelo do Ouro e Massarelos · cfe1ef | Active | €430,000 | €6,143 | 17.6% | 75 | 76 |
| rua Santa Catarina e a Igreja | Active | €350,000 | €9,211 | 23.6% | 75 | 76 |
| Median comp | €395,000 | €6,187 | 17.0% | 75 | 76 |
Long-term rental The property is overpriced with a listing price of €760,000 compared to a fair value of €385,550, indicating a significant gap of 49.3%. The current gross yield of 2.3% does not justify the high asking price in a stable economic environment of Porto. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable given its valuation above fair market value, which stands in stark contrast to the €385,550 fair value. The neighborhood rating of 79/100 and a property condition score of 83/100 cannot compensate for the excessive pricing of €760,000. Family rental While the neighborhood offers good tenant quality, the property is priced at €760,000, which is above the calculated fair value of €385,550. This high price results in a low gross yield of 2.3%, making it an unattractive option for family rental investment.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of increased turnover, which could result in higher vacancy rates and associated costs.
