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, 4-bathroom apartment of 270 m², built in 2021, energy rating A+. Located on parque da Cidade, Aldoar, Foz Do Douro e Nevogilde parish, Porto municipality, Porto district. This apartment features a geothermal system and smart home technology, ensuring energy efficiency and comfort while minimizing environmental impact.
The valuation. The asking price of €2,400,000 is significantly above the fair value of €1,455,200, resulting in an overvaluation of €944,800 (64.9%). This property is marked as overpriced and does not present a sound investment opportunity. Buy-to-flip angle. The buy-to-flip strategy would require substantial renovations to justify a higher resale price; however, the current asking price exceeds market expectations and poses significant financial risk. A quick turnover is less likely given this hefty premium. Buy-to-let angle. The estimated rental income of approximately €3,000 per month yields just 1.5%, indicating that the return on investment is quite low. This limits the appeal for potential long-term rental investors seeking more favorable gross yields.
Fair value modelled at €1,455,200 from 6 comparable sales in the area. Asking €2,400,000 sits €944,800 (64.9%) above — overpriced versus fair value.
Asking €2,400,000 versus the parque da Cidade area baseline of €1,193,008 (€4,419/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting 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 €1,193,008, adjusted for condition and micro-location, gives a modelled fair value of €1,455,200 (€5,390/m²), a €944,800 (64.9%) gap versus the €2,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque da Cidade | Subject | €2,400,000 | €8,889 | — | 84 | 75 |
| rua Manuel Dias da Fonseca, 132 | Active | €1,150,000 | €4,792 | 46.1% | 85 | 76 |
| Lordelo do Ouro e Massarelos · 6a91c1 | Active | €3,200,000 | €12,549 | 41.2% | 84 | 72 |
| rua de Aleixo da Mota, 90 | Active | €1,650,000 | €5,288 | 40.5% | 78 | 84 |
| rua de Bartolomeu Velho | Active | €895,000 | €5,491 | 38.2% | 79 | 70 |
| Median comp | €1,400,000 | €5,390 | 39.4% | 82 | 74 |
Long-term rental The property is not ideal for long-term rental due to its significant 64.9% premium over fair value, resulting in a low gross yield of 1.5%. This indicates limited returns for investors looking for rental income over an extended period. Buy-and-hold Purchasing this apartment as a buy-and-hold investment is not advisable given its current valuation of €2,400,000, which greatly exceeds the fair value of €1,455,200. The substantial gap suggests that potential appreciation may not compensate for the high entry cost. Family rental Considering the family's needs, this apartment's overpricing at €2,400,000 makes it an unattractive option for family rental purposes, particularly with a meager yield of 1.5%. Families may find better value alternatives in the area that offer improved financial metrics within a competitive market.
Economic downturn risk A decline in economic conditions could affect tenant retention, given the economic and tenant stability scores of 75/100 each, potentially leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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