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 penthouse of 217 m², built in 2011, energy rating B. Located on rua Dominguez Alvarez, 104, Lordelo do Ouro e Massarelos parish, Porto municipality, Porto district. Noteworthy Feature: This penthouse boasts a 74 m² terrace and balconies that provide expansive outdoor living space with panoramic views of the city, river, and sea.
The valuation. The asking price of €1,200,000 sits significantly above the fair value of €803,893, representing an overpricing of €396,107 (33.0%). This valuation indicates that the property is not equitably priced for the market. Buy-to-flip angle. A buy-to-flip strategy could involve upgrading aesthetic features to appeal to buyers, allowing for a resale at a higher price in a market that signals potential appreciation. The investment into renovations should be strategically minimized to yield maximum returns. Buy-to-let angle. With an estimated gross yield of 2.4%, a buy-to-let approach could target long-term family renters, generating approximately €2,400 monthly income. This modest return aligns with ongoing demand in the family-oriented neighborhood of Lordelo do Ouro e Massarelos.
Fair value modelled at €803,893 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €396,107 (33.0%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua Dominguez Alvarez, 104 area baseline of €771,869 (€3,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 85 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dominguez Alvarez, 104
Area baseline €771,869 + condition +€17,631 + location +€74,068 = modelled fair value of €803,893 (€3,705/m²), a €396,107 (33.0%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dominguez Alvarez, 104 | Subject | €1,200,000 | €5,530 | — | 78 | 76 |
| rua João de Barros, 90-118 | Active | €1,380,000 | €5,455 | 1.4% | 85 | 67 |
| avenida Comendador Ferreira de Matos, 869 | Active | €840,000 | €4,641 | 16.1% | 80 | 73 |
| rua Cais do Cavaco, 90 | Active | €850,000 | €4,427 | 19.9% | 82 | 68 |
| rua das Fábricas, 173 | Active | €550,000 | €2,750 | 50.3% | 80 | 80 |
| Median comp | €845,000 | €4,534 | 18.0% | 81 | 71 |
Long-term rental The 4-bed penthouse in Lordelo do Ouro e Massarelos is currently overpriced at €1,200,000 compared to its fair value of €803,893, indicating less opportunity for positive cash flow with a gross yield of only 2.4%. This high asking price may limit demand from long-term tenants in a family-oriented neighborhood where budget-conscious households are prevalent. Family rental Given the property’s premium price and the yield of 2.4%, it is unlikely to attract families looking for affordable, spacious living in a safe suburban context. The significant gap from fair value at 33.0% suggests that potential tenants may opt for more reasonably-priced alternatives in the area. Buy-and-hold The current listing price reflects a substantial overvaluation, making the property a less attractive buy-and-hold investment given its fair value of €803,893. The limited yield of 2.4% also raises concerns about the long-term return prospects in this particular market segment in Lordelo do Ouro e Massarelos.
Economic and tenant stability risk With both economic stability and tenant stability scores at 75/100, there's a potential risk that economic downturns could equally affect tenant reliability and demand.
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