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.
2-bedroom, 3-bathroom apartment of 125 m², built in 1970, energy rating C. Located on avenida dos Aliados, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property boasts exclusive views of Praça da Liberdade and direct access to Porto's vibrant cultural scene, enhancing its appeal as a prime urban residence.
The valuation. The asking price of €1,500,000 significantly exceeds the fair value of €475,105, presenting an overvaluation of €1,024,895 (68.3%). This property is not a financially viable option for investment. Buy-to-flip angle. Given the current market dynamics, a buy-to-flip strategy would be challenging, primarily due to the high acquisition cost against the fair value. Quick resale may not yield anticipated profits. Buy-to-let angle. With a gross yield of just 1.3% (~€1,625/month estimated), this apartment's rental strategy would likely generate minimal return, making it less attractive for long-term rental investments.
Fair value modelled at €475,105 from the area baseline, adjusted for condition and location. Asking €1,500,000 sits €1,024,895 (68.3%) above — overpriced versus fair value.
Asking €1,500,000 versus the avenida dos Aliados area baseline of €457,375 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 85 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida dos Aliados
Area baseline €457,375 + condition +€15,625 + location +€49,230 = modelled fair value of €475,105 (€3,801/m²), a €1,024,895 (68.3%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Aliados | Subject | €1,500,000 | €12,000 | — | 85 | 80 |
| Lordelo do Ouro e Massarelos · 0239af | Active | €1,450,000 | €10,140 | 15.5% | 85 | 79 |
| rua das Flores | Active | €760,000 | €7,451 | 37.9% | 79 | 79 |
| parque da Lavandeira | Active | €360,000 | €4,091 | 65.9% | 75 | 65 |
| rua Henrique Alves Costa, 24 | Active | €395,000 | €5,000 | 58.3% | 78 | 74 |
| Median comp | €577,500 | €6,226 | 48.1% | 79 | 77 |
Long-term rental The property’s gross yield of 1.3% suggests limited return potential for long-term rental, especially given its listing price of €1,500,000 significantly exceeds the fair value of €475,105. With a substantial gap of 68.3% between market expectations and actual value, this investment poses considerable financial risk. Short-term vacation rental Despite being in a vibrant area of Porto with a neighborhood rating of 80/100, the €1,500,000 asking price makes the property less appealing for short-term vacation rental investment because of the low gross yield of 1.3%. The significant overvaluation of 68.3% compared to the fair market value further complicates the potential for profitability in this strategy. Buy-and-hold The prospects of a buy-and-hold strategy seem bleak given the property's overpricing, listed at €1,500,000 despite a fair value assessment of only €475,105. With a gross yield of 1.3% and a troubling valuation gap of 68.3%, the investment hinges on unrealistic appreciation assumptions. Not ideal for value-add renovation This property, while in good condition with a rating of 87/100, is highly overvalued at €1,500,000 compared to its fair value of €475,105, making it an unfavorable candidate for a value-add renovation strategy. The significant pricing discrepancy implies that any renovation efforts may not yield sufficient returns, heightening investment risk. Not ideal for student housing Although located in a centrally accessible area, the exorbitant asking price of €1,500,000 against a fair value of €475,105 means utilizing this property for student housing is not advisable. The 1.3% gross yield compounded with the 68.3% valuation gap presents a lack of financial viability for this demographic appeal.
Economic downturn risk Given the high economic stability score of 85, any significant downturn could disproportionately affect the overall investment stability despite a decent tenant stability score of 75.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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