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 40 m², built in 1988, energy rating D. Located on praça do Marquês de Pombal, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment includes a transferable Local Accommodation License, offering a lucrative investment opportunity in a sought-after area of Porto with a vibrant local culture.
The valuation. The asking price of €225,000 exceeds fair value by €72,441 (32.2%), indicating that the property is overpriced as compared to its fair market value of €152,559. Buy-to-flip angle. The property could be flipped post-renovation by enhancing its already high-quality finishes to appeal to buyers, targeting a resale price that reflects market demand in the Porto area. Buy-to-let angle. With an estimated gross yield of 4.4% and a potential monthly rental income of €825, this apartment could be a viable long-term rental investment, capitalizing on the location's tourist and employment-driven demand.
Fair value modelled at €152,559 from the area baseline, adjusted for condition and location. Asking €225,000 sits €72,441 (32.2%) above — overpriced versus fair value.
Asking €225,000 versus the praça do Marquês de Pombal area baseline of €131,280 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 85 · Materials 87 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 90 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praça do Marquês de Pombal
Area baseline €131,280 + condition +€5,000 + location +€16,279 = modelled fair value of €152,559 (€3,814/m²), a €72,441 (32.2%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Marquês de Pombal | Subject | €225,000 | €5,625 | — | 85 | 81 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 99f3c6 | Active | €225,000 | €5,625 | 0% | 80 | 80 |
| rua de Nove de Abril | Active | €225,000 | €4,018 | 28.6% | 80 | 76 |
| travessa General Torres S / N | Active | €230,000 | €5,610 | 0.3% | 76 | 70 |
| rua de Cedofeita | Active | €292,373 | €5,733 | 1.9% | 75 | 79 |
| Median comp | €227,500 | €5,618 | 0.1% | 78 | 78 |
Long-term rental This 1-bed apartment, despite its appealing amenities and decent neighbourhood rating, is overpriced at €225,000 compared to the fair value of €152,559, making it a less attractive option for investor returns. A gross yield of 4.4% further illustrates the limitations of capitalizing on steady long-term rental income in an inflated market. Short-term vacation rental While Porto's tourism and commerce could support a short-term vacation rental strategy, this property is overpriced at €225,000, leading to diminished profitability potential given the fair value of €152,559. Investors may struggle to justify high nightly rates in light of the significant pricing gap, limiting the appeal for short-term rental opportunities. Buy-and-hold The potential for property appreciation in Porto's economic landscape can't overshadow the fact this apartment is significantly overpriced at €225,000, with a fair value of just €152,559. A buy-and-hold strategy here may yield limited returns as the flat's valuation dampens the prospects for capital growth over time.
Tenant turnover risk High tenant turnover is a risk due to a tenant stability score of 70/100, which indicates potential fluctuations in rental income.
