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.
4-bedroom, 2-bathroom house of 272 m², energy rating C. Located on avenida da Boavistagood, Lordelo do Ouro e Massarelos parish, Porto municipality, Porto district. Noteworthy Features: This property has a previous operating license as a restaurant with capacity for 60 people, offering significant commercial adaptability and expansion potential beyond residential use.
The valuation. The asking price of €880,000 is notably above its fair value of €755,379, reflecting a disparity of €124,621 (16.5%). This position indicates the property is priced above market expectations. Buy-to-flip angle. Utilizing a buy-to-flip strategy, the goal would be to renovate and enhance the property's appeal before reselling for a profit, targeting a markup on the current valuation. Buy-to-let angle. Implementing a buy-to-let strategy, the estimated gross yield of 5% implies a monthly rental income of approximately €3,667, attractive in a neighborhood with ongoing urban development and amenities.
Fair value modelled at €755,379 from 6 comparable sales in the area. Asking €880,000 sits €124,621 (16.5%) above — overpriced versus fair value.
Asking €880,000 versus the avenida da Boavistagood area baseline of €730,722 (€2,686/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €730,722, adjusted for condition and micro-location, gives a modelled fair value of €755,379 (€2,777/m²), a €124,621 (16.5%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Boavistagood | Subject | €880,000 | €3,235 | — | 53 | 78 |
| rua São João de Brito | Active | €1,175,000 | €2,318 | 28.4% | — | 73 |
| rua das Pereiras, 34 | Active | €355,000 | €2,689 | 16.9% | — | 74 |
| avenida da França, 839 | Active | €795,000 | €2,246 | 30.6% | 65 | 77 |
| rua Senhora do Porto, 628 | Active | €530,000 | €2,865 | 11.4% | 54 | 71 |
| Median comp | €662,500 | €2,504 | 22.6% | 60 | 74 |
Long-term rental The property at €880,000 is overpriced, with a fair value of €755,379 reflecting a significant gap of 16.5%. Despite a decent gross yield of 5%, the cost does not align with the income potential in a market currently characterized by high demand but also cautious tenant quality. Family rental At a listing price of €880,000, this 4-bed house in Lordelo do Ouro e Massarelos appears overpriced against a fair value of €755,379. While the neighborhood scores a respectable 78/100 for amenities, the property’s condition rating of 57/100 suggests that maintenance costs could further detract from its appeal for family tenants. Student housing Given the €880,000 asking price, the property is overpriced compared to its fair value of €755,379, indicating limited upside for investment as a student housing option. Although Porto has good transportation and amenities suitable for students, the current premium price and the property’s condition may hinder profitability in this sector.
Economic Dependency Risk The property's economic stability score of 80 indicates strong underlying economic conditions, yet a tenant stability score of 70 suggests potential fluctuation in rental income due to less reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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