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 49 m², energy rating D. Located on rua António Bessa Leite, 958, Lordelo do Ouro e Massarelos parish, Porto municipality, Porto district. Noteworthy Feature: The apartment includes a multifunctional extra room, easily convertible into an office or guest space, enhancing its versatility for modern living.
The valuation. The asking price of €269,000 is significantly above the fair value of €186,241, presenting an unjustifiable premium of €82,759 (30.8%). This property is considered overpriced. Buy-to-flip angle. A buy-to-flip strategy in this case would rely on aggressive renovations to enhance the property’s appeal, aiming for a quick resale at a higher price than the market value. Buy-to-let angle. Utilizing a buy-to-let approach, this apartment could generate a gross rental income of approximately €829 per month, translating to a yield of 3.7%, making it suitable for long-term family rentals.
Fair value modelled at €186,241 from the area baseline, adjusted for condition and location. Asking €269,000 sits €82,759 (30.8%) above — overpriced versus fair value.
Asking €269,000 versus the rua António Bessa Leite, 958 area baseline of €179,291 (€3,659/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 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua António Bessa Leite, 958
Area baseline €179,291 + condition +€6,125 + location +€19,298 = modelled fair value of €186,241 (€3,801/m²), a €82,759 (30.8%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Bessa Leite, 958 | Subject | €269,000 | €5,490 | — | 85 | 80 |
| rua do Almada | Active | €338,000 | €6,500 | 18.4% | 76 | 71 |
| rua de Ceuta, 61 | Active | €510,000 | €10,851 | 97.7% | 80 | 86 |
| rua de Ceuta, 61 | Active | €520,000 | €11,064 | 101.5% | 80 | 74 |
| rua da Fábrica, 105 | Active | €560,000 | €11,915 | 117.0% | 80 | 77 |
| Median comp | €515,000 | €10,958 | 99.6% | 80 | 76 |
Long-term rental Given its gross yield of 3.7% and an overpriced listing price, this property is unlikely to generate satisfactory returns for a long-term rental strategy. The substantial gap of 30.8% from fair value indicates that the initial investment may not yield the desired appreciation or cash flow. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky due to its overpriced valuation compared to the fair market value. Holding onto an asset that is 30.8% above fair value could lead to stagnation in equity growth and overall market performance. Family rental This one-bedroom apartment, while located in a well-rated neighborhood, is overpriced at €269,000, limiting its appeal for family rentals. With the fair value significantly lower, potential rental income may not offset the high acquisition cost, making it a less attractive option for families seeking affordable housing.
Economic downturn risk A sudden economic downturn could impact the relatively high economic stability score of 80, potentially leading to decreased tenant demand and higher vacancy rates despite the 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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