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.
3-bedroom, 3-bathroom apartment of 136 m² on the 1st floor, energy rating A. Located on praça das Flores, Campanhã parish, Porto municipality, Porto district. Noteworthy Features: This apartment includes two designated parking spaces and features expansive 17m² balconies that enhance outdoor living space, perfect for enjoying views of the Guedes de Oliveira Garden.
The valuation. The asking price of €435,000 is significantly above the fair value of €378,619, representing an overvaluation of €56,381 (13.0%). Potential buyers should consider this discrepancy before proceeding.
Fair value modelled at €378,619 from the area baseline, adjusted for condition and location. Asking €435,000 sits €56,381 (13.0%) above — overpriced versus fair value.
Asking €435,000 versus the praça das Flores area baseline of €371,824 (€2,734/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praça das Flores
Area baseline €371,824 + condition +€17,000 + location +€26,787 = modelled fair value of €378,619 (€2,784/m²), a €56,381 (13.0%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €435,000 | €3,199 | — | 80 | 70 |
| rua Carlos Malheiro Dias, 199 | Active | €650,000 | €3,824 | 19.5% | 78 | 72 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 4d47ba | Active | €832,500 | €4,452 | 39.2% | — | 79 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 938572 | Active | €832,500 | €4,452 | 39.2% | — | 81 |
| rua de Santo Isidro | Active | €415,000 | €3,294 | 3.0% | 80 | 78 |
| Median comp | €741,250 | €4,138 | 29.4% | 79 | 79 |
Long-term rental The property is priced at €435,000 while the fair value is only €378,619, indicating it is overpriced by 13.0%. With a gross yield of 3.1%, the potential returns may not justify the current investment cost in the long-term rental market. Buy-and-hold Given its pricing above fair value, holding onto this property may not yield the expected appreciation over time, especially with a yield of just 3.1%. While the proximity to Porto suggests a strong demand, the excessive price may hinder long-term financial benefits. Student housing While the property could attract student tenants due to its location, its 13.0% premium over fair value makes it a risky investment. The current gross yield of 3.1% does not support the elevated market entry point for student housing purposes.
Tenant Stability Risk: The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover and associated vacancies, which could disrupt cash flow.
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