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.
4-bedroom, 4-bathroom apartment of 253 m², built in 2009, energy rating B. Located on rua João de Barros, 90-118, Lordelo do Ouro e Massarelos parish, Porto municipality, Porto district. This apartment features a spacious 27.50 m² west-facing balcony, enhancing outdoor living with direct sunlight and views over the landscaped gardens and pool area.
The valuation. The asking price of €1,380,000 is significantly above the estimated fair value of €918,435, creating a discrepancy of €461,565 (33.4%). Verdict: overpriced.
Fair value modelled at €918,435 from the area baseline, adjusted for condition and location. Asking €1,380,000 sits €461,565 (33.4%) above — overpriced versus fair value.
Asking €1,380,000 versus the rua João de Barros, 90-118 area baseline of €899,921 (€3,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 85 · Materials 90 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua João de Barros, 90-118
Area baseline €899,921 + condition +€31,625 + location +€56,464 = modelled fair value of €918,435 (€3,630/m²), a €461,565 (33.4%) gap versus the €1,380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João de Barros, 90-118 | Subject | €1,380,000 | €5,455 | — | 85 | 67 |
| rua Dominguez Alvarez | Active | €1,200,000 | €5,530 | 1.4% | 80 | 75 |
| rua Dominguez Alvarez, 104 | Active | €1,200,000 | €5,530 | 1.4% | 78 | 76 |
| rua Manuel Dias da Fonseca, 132 | Active | €1,150,000 | €4,792 | 12.2% | 85 | 76 |
| rua Cais do Cavaco, 90 | Active | €850,000 | €4,427 | 18.8% | 82 | 68 |
| Median comp | €1,175,000 | €5,161 | 5.4% | 81 | 76 |
Long-term rental The 4-bed apartment in Lordelo do Ouro e Massarelos at €1,380,000 is overpriced compared to its fair value of €918,435, suggesting that potential rental yields may not justify the investment. With a gross yield of only 2.5%, the return on investment remains weak given the high entry cost. Family rental This property, priced at €1,380,000 with a fair value of €918,435, presents a challenge for family rental markets due to its significant overpricing. The lower tenant quality score of 67/100 further indicates potential difficulty in attracting long-term family tenants at this price point. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given its fair value of €918,435 versus the listing price of €1,380,000, marking it as overpriced. Additionally, the gross yield of 2.5% does not provide adequate incentive for long-term capital appreciation in the current housing market context.
Economic downturn risk The economic stability score of 65/100 indicates potential vulnerabilities that could affect rental income and property value in adverse market conditions.
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