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 87 m², energy rating B. Located on rua Miguel Bombarda, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Notable Features: This apartment offers a transferable Local Accommodation license, enabling immediate tourist rental income, and includes a balcony that enhances outdoor living in a prime location.
The valuation. The asking price of €450,000 is significantly higher than the fair value of €326,160, creating an overpricing gap of €123,840 (27.5%). This suggests the property is not a financially sound investment. Buy-to-flip angle. A buy-and-flip strategy could yield limited profit potential, as the property’s price is inflated beyond realistic market rates and may deter prospective buyers. Quick resale opportunities may be restricted. Buy-to-let angle. With an estimated rental income of €1,275/month, the gross yield is approximately 3.4%. However, this yield is relatively low considering the high acquisition cost, limiting the attractiveness for a long-term rental strategy.
Fair value modelled at €326,160 from the area baseline, adjusted for condition and location. Asking €450,000 sits €123,840 (27.5%) above — overpriced versus fair value.
Asking €450,000 versus the rua Miguel Bombarda area baseline of €285,534 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 85 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Miguel Bombarda
Area baseline €285,534 + condition +€4,078 + location +€36,548 = modelled fair value of €326,160 (€3,749/m²), a €123,840 (27.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Miguel Bombarda | Subject | €450,000 | €5,172 | — | 76 | 82 |
| rua de Trás, 31 | Active | €449,000 | €4,989 | 3.5% | 75 | 83 |
| rua da Torrinha | Active | €295,000 | €4,214 | 18.5% | 85 | 83 |
| rua de Miguel Bombarda | Active | €290,000 | €4,085 | 21.0% | 85 | 78 |
| rua do Lugarinho | Active | €335,000 | €3,526 | 31.8% | 80 | 71 |
| Median comp | €315,000 | €4,150 | 19.8% | 83 | 81 |
Long-term rental The property is overpriced at €450,000 compared to its fair value of €326,160, indicating a significant 27.5% gap. With a gross yield of only 3.4%, this investment may not meet the expectations for long-term rental profitability in a competitive market. Buy-and-hold Given the fair value assessment of €326,160, the current listing price suggests that the property is overpriced, creating a challenging scenario for future appreciation. The 3.4% gross yield does not justify the high entry cost of €450,000 for a buy-and-hold strategy in the context of market conditions. Short-term vacation rental The significant pricing gap of 27.5% indicates that the property is overpriced at €450,000, which could deter potential short-term rental guests seeking value. The moderate gross yield of 3.4% further suggests that this property may not generate desirable income in the competitive vacation rental sector.
Economic vulnerability With an economic stability score of 85/100, fluctuations in the local economy could negatively impact the property's value, especially given the lower tenant stability score of 70/100 which suggests potential issues with tenant retention.
