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.
0-bedroom, 0-bathroom mix_use_building of 455 m², built in 2022, energy rating B. Located on rua dos Caldeireiros, 244B, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property features curated interiors adorned with local artworks, enhancing its boutique hotel appeal while celebrating Porto's cultural heritage.
The valuation. The asking price of €2,500,000 sits significantly above the fair value of €1,684,015, reflecting an overpricing of €815,985 (32.6%). This discrepancy suggests that the property is currently not a sound investment based on its market valuation.
Fair value modelled at €1,684,015 from the area baseline, adjusted for condition and location. Asking €2,500,000 sits €815,985 (32.6%) above — overpriced versus fair value.
Asking €2,500,000 versus the rua dos Caldeireiros, 244B area baseline of €1,664,845 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Caldeireiros, 244B
Area baseline €1,664,845 + condition +€53,320 + location +€137,385 = modelled fair value of €1,684,015 (€3,701/m²), a €815,985 (32.6%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Caldeireiros, 244B | Subject | €2,500,000 | €5,495 | — | 78 | 73 |
| rua Formosa, 183 | Active | €3,100,000 | €8,732 | 58.9% | 78 | 79 |
| Oliveira do Douro · 603303 | Active | €305,000 | €3,112 | 43.4% | 78 | 71 |
| jardim do Morro | Active | €275,000 | €4,044 | 26.4% | 85 | 74 |
| Oliveira do Douro · 6032d0 | Active | €310,000 | €3,069 | 44.1% | 80 | 70 |
| Median comp | €307,500 | €3,578 | 34.9% | 79 | 73 |
Long-term rental The current listing price of €2,500,000 significantly exceeds the fair value of €1,684,015, indicating that this investment is overpriced by 32.6%. With a gross yield of 0%, this property does not present a favorable cash flow opportunity for long-term rentals. Family rental At €2,500,000, the property is not aligned with its fair value of €1,684,015, marking it as overpriced, with a substantial gap of 32.6%. The lack of a gross rental yield highlights that it may not be an attractive choice for families seeking stable rental options. Buy-and-hold Considering the gap between the listing price of €2,500,000 and the fair value at €1,684,015, this property is overpriced by 32.6%, potentially hampering long-term capital appreciation. The overall condition rating of 83 suggests that while the property is in good shape, the investment does not justify the asking price for a buy-and-hold strategy.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of higher turnover rates, potentially leading to increased vacancy rates 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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