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.
0-bedroom, 0-bathroom mix_use_building of 1004 m², energy rating C. Located on rua das Flores, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This property includes an approved architecture project for a boutique hotel conversion with a rooftop terrace and garden patio, enhancing its urban appeal and potential revenue streams.
The valuation. The asking price of €3,700,000 sits approximately 1.5% above the fair value of €3,644,111, indicating the property is overpriced. This suggests buyers may need to negotiate significantly to align the purchase price with its fair market value.
Fair value modelled at €3,644,111 from the area baseline, adjusted for condition and location. Asking €3,700,000 sits €55,889 (1.5%) above — overpriced versus fair value.
Asking €3,700,000 versus the rua das Flores area baseline of €3,295,128 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 70 · Materials 74 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua das Flores
Area baseline €3,295,128 + condition -€59,612 + location +€408,596 = modelled fair value of €3,644,111 (€3,630/m²), a €55,889 (1.5%) gap versus the €3,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Flores | Subject | €3,700,000 | €3,685 | — | 70 | 81 |
| rua das Flores | Active | €3,700,000 | €3,685 | 0% | 75 | 82 |
| rua das Flores | Active | €3,700,000 | €3,685 | 0% | 76 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 8d9f61 | Active | €3,590,000 | €3,779 | 2.5% | 75 | 63 |
| rua de António Enes, 201 | Active | €940,000 | €3,658 | 0.8% | 65 | 78 |
| Median comp | €3,645,000 | €3,685 | 0% | 75 | 77 |
Long-term rental Given the property’s fair value of €3,644,111 and its listing price of €3,700,000, this investment does not present an attractive opportunity for long-term rental, given the slight 1.5% gap. Additionally, the property yields 0% gross, making it unappealing for investors seeking consistent returns. Buy-and-hold The current listing price of €3,700,000 reveals that the property is overpriced compared to its fair value of €3,644,111, which negatively impacts the buy-and-hold strategy. With a condition rating of 71/100 and a strong neighbourhood score of 81/100, the potential for appreciation exists but is compromised by the initial high pricing. Family rental At a listing price of €3,700,000, the property is clearly overpriced as it exceeds its fair value of €3,644,111, thus diminishing the potential for family rental appeal. While the neighbourhood boasts a good quality of life, the lack of gross yield and high acquisition cost make it less favorable for family-oriented investments.
tenant turnover risk The tenant stability score of 75/100 suggests a moderate likelihood of tenant turnover, which may lead to increased vacancy and leasing costs.
