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 51 m², built in 2019, energy rating A+. Located on rua do Abade de Baçal, 63, Lordelo do Ouro e Massarelos parish, Porto municipality, Porto district. Property Features: This apartment offers a unique view of the Douro River and is situated within a gated community, enhancing both security and aesthetics in a tranquil urban setting.
The valuation. The asking price of €349,900 significantly exceeds the fair value of €187,259, indicating that the property is overpriced by €162,641 (46.5%). This discrepancy suggests a lack of alignment between market expectations and realistic pricing.
Fair value modelled at €187,259 from the area baseline, adjusted for condition and location. Asking €349,900 sits €162,641 (46.5%) above — overpriced versus fair value.
Asking €349,900 versus the rua do Abade de Baçal, 63 area baseline of €186,609 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua do Abade de Baçal, 63
Area baseline €186,609 + condition +€5,817 + location +€14,060 = modelled fair value of €187,259 (€3,672/m²), a €162,641 (46.5%) gap versus the €349,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Abade de Baçal, 63 | Subject | €349,900 | €6,861 | — | 80 | 71 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 65a774 | Active | €300,000 | €5,357 | 21.9% | 85 | 79 |
| rua da Alegria | Active | €310,000 | €5,439 | 20.7% | 70 | 74 |
| Bonfim · 956a95 | Active | €335,000 | €6,204 | 9.6% | 78 | 74 |
| rua de Coelho Neto | Active | €265,000 | €5,761 | 16.0% | 78 | 76 |
| Median comp | €305,000 | €5,600 | 18.4% | 78 | 75 |
Long-term rental The gross yield of 3.1% for this property in Lordelo do Ouro e Massarelos is below the average expectations for the region, indicating a limited return on investment. Additionally, with a valuation gap of 46.5% against the fair value of €187,259, this property is priced significantly higher, making it an unattractive option for long-term rental. Buy-and-hold Holding this property in Lordelo do Ouro e Massarelos would likely result in capital depreciation due to its overpricing at €349,900, compared to a fair value of €187,259. The potential for long-term appreciation is hindered by the current valuation gap of 46.5%, suggesting that this buy-and-hold strategy may not yield desirable results. Family rental The current price of €349,900 makes this apartment unsuitable for family rental due to the high cost relative to its fair value of €187,259, thus limiting affordability for potential tenants. Moreover, the yield of 3.1% indicates that even if rented to families, the returns would be minimal, reinforcing the view that this property is overpriced. Short-term rental This property is not ideal for short-term rental, as its gross yield of 3.1% signals lower profitability potential for this market segment. Given its significant overvaluation at €349,900, converting to a short-term rental would likely not recover the premium paid. Luxury market The property is also unfit for the luxury market given its overly inflated listing price of €349,900 in comparison to a fair value of €187,259. The notable disparity in valuations suggests that targeting luxury tenants may not be feasible or attractive for this apartment.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher turnover rates, which could disrupt rental income and increase costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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