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 73 m² on the 3rd floor, built in 2017, energy rating C. Located on travessa da Rua Chá, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features charming exposed stone details which highlight its authentic character and is strategically located just 40 meters from Starbucks in the vibrant Batalha area.
The valuation. The asking price of €459,000 is considerably above the fair value of €263,681, representing an overpricing of €195,319 (42.6%). This indicates that the property is not a sound investment at its current listed price.
Fair value modelled at €263,681 from the area baseline, adjusted for condition and location. Asking €459,000 sits €195,319 (42.6%) above — overpriced versus fair value.
Asking €459,000 versus the travessa da Rua Chá area baseline of €267,107 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
travessa da Rua Chá
Area baseline €267,107 + condition +€2,053 + location +€22,042 = modelled fair value of €263,681 (€3,612/m²), a €195,319 (42.6%) gap versus the €459,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa da Rua Chá | Subject | €459,000 | €6,288 | — | 72 | 73 |
| rua de Ceuta, 88 | Active | €510,000 | €10,851 | 72.6% | 75 | 80 |
| rua de Camões, 771 | Active | €570,000 | €12,128 | 92.9% | 75 | 79 |
| rua Luís de Camões S / N | Active | €239,000 | €6,459 | 2.7% | 80 | 71 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · cfe2b4 | Active | €330,000 | €6,471 | 2.9% | 76 | 76 |
| Median comp | €420,000 | €8,661 | 37.7% | 76 | 78 |
Long-term rental Given the current gross yield of 2.9%, this property does not present an attractive long-term rental investment due to its significant price over fair value, which stands at €459,000 against a fair value of €263,681. The high price indicates reduced cash flow potential, making it less appealing in a competitive rental market. Family rental While the property's condition (77/100) and the neighbourhood score (73/100) suggest a livable environment, the steep price of €459,000 compared to the fair value of €263,681 indicative of being overpriced limits its attractiveness for family rentals. Families might seek more affordable options that provide better value in the suburban context of Greater Porto. Value-add renovation Investing in value-add renovations may not justify the current asking price of €459,000 as this figure exceeds the fair value of €263,681, marking it as overpriced. The initial investment required to achieve a profitable return after renovations could deter potential investors, especially considering the overall yield of 2.9% that suggests limited room for profitability in the current market.
Potential tenant turnover risk The combined economic and tenant stability score of 70/100 indicates a medium level of stability, which may lead to higher tenant turnover and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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