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, 2-bathroom apartment of 81 m², built in 2019, energy rating B. Located on rua das Flores, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment boasts a unique architectural design that highlights the historical charm of Porto while providing modern convenience, enhanced by a stunning view of the iconic Clerigos Tower.
The valuation. The asking price of €695,000 significantly exceeds the fair value of €302,096, standing at €392,904 (56.5%) over fair value. This property is therefore overpriced. Buy-to-flip angle. A buy-to-flip strategy here would require substantial renovations to justifying resale, potentially targeting a more affluent buyer despite the current high asking price. Buy-to-let angle. The estimated rental income of €1,158/month results in a gross yield of only 2%, making it less attractive for long-term investment as rental demand does not support the current pricing.
Fair value modelled at €302,096 from the area baseline, adjusted for condition and location. Asking €695,000 sits €392,904 (56.5%) above — overpriced versus fair value.
Asking €695,000 versus the rua das Flores area baseline of €296,379 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 75 · Materials 87 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Flores
Area baseline €296,379 + condition +€8,606 + location +€27,648 = modelled fair value of €302,096 (€3,730/m²), a €392,904 (56.5%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Flores | Subject | €695,000 | €8,580 | — | 75 | 76 |
| alameda no Centro de Gaia | Active | €330,000 | €4,853 | 43.4% | 85 | 73 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 82c7e9 | Active | €490,000 | €6,447 | 24.9% | 80 | 71 |
| rua da Alegria | Active | €297,000 | €5,604 | 34.7% | 85 | 78 |
| travessa da Senhora da Conceição, 374 | Active | €270,000 | €6,000 | 30.1% | 75 | 76 |
| Median comp | €313,500 | €5,802 | 32.4% | 83 | 75 |
Long-term rental The property is overpriced with a market gap of 56.5% against its fair value of €302,096, which significantly diminishes its potential for secure long-term yield. With a low gross yield of only 2%, investing in this property for long-term rental purposes would likely yield disappointing returns compared to other opportunities in Porto. Family rental This apartment's current valuation of €695,000 suggests it is overpriced, making it less attractive for families seeking affordable rental options. Given the neighborhood's amenities and overall quality, a family-oriented rental strategy could struggle due to the excessive pricing that would limit tenant interest. Buy-and-hold Acquiring this apartment at €695,000 represents an overpriced investment, leaving much room for potential value erosion in a buy-and-hold strategy. The low yield of 2% in conjunction with the significant gap from fair value raises concerns over long-term asset appreciation and profitability for investors. Not ideal for: The property is not suited for short-term vacation rentals due to its high valuation and corresponding lack of yield potential. Furthermore, it does not align with the luxury market, as the overpriced nature could deter high-end buyers looking for competitive pricing.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of higher turnover rates, which could lead to increased vacancy and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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