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 117 m² on the 3rd floor, built in 2021, energy rating B. Located on rua do Paraíso, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property features a private balcony overlooking a vibrant street, providing an outdoor space perfect for relaxation or entertaining in the heart of Porto's cultural scene.
The valuation. The asking price of €600,000 is €126,159 (26.6%) above the fair value of €473,841, making this property overpriced. The significant difference suggests limited upside potential for future appreciation.
Fair value modelled at €473,841 from 6 comparable sales in the area. Asking €600,000 sits €126,159 (26.6%) above — overpriced versus fair value.
Asking €600,000 versus the rua do Paraíso area baseline of €370,181 (€3,164/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €370,181, adjusted for condition and micro-location, gives a modelled fair value of €473,841 (€4,050/m²), a €126,159 (26.6%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Paraíso | Subject | €600,000 | €5,128 | — | 85 | 79 |
| Santa Marinha e São Pedro da Afurada · ba3f66 | Active | €745,000 | €3,617 | 29.5% | 84 | 78 |
| rua de Ricardo Severo S / N | Active | €620,000 | €4,493 | 12.4% | 79 | 78 |
| rua de Trás, 29 | Active | €828,000 | €5,080 | 0.9% | 83 | 78 |
| praça Velásquez | Active | €650,000 | €4,276 | 16.6% | 78 | 80 |
| Median comp | €697,500 | €4,385 | 14.5% | 81 | 78 |
Long-term rental The property is currently overpriced at €600,000 compared to its fair value of €473,841, representing a significant gap of 26.6%. With a gross yield of only 2.5%, this strategy may not generate sufficient cash flow to justify the investment. Value-add renovation While the property has a solid overall condition rating of 88/100, the current asking price suggests a premium that may not be recouped through potential renovation efforts. Investors should proceed cautiously, as the 26.6% gap to fair value may limit the project's attractiveness and overall return. Family rental Given the neighbourhood's decent score of 79/100, families might find value in the area's offerings; however, the property's overpriced nature at €600,000 could deter potential long-term tenants. The modest yield of 2.5% indicates that the property might not be financially sustainable for family rental purposes. Not ideal for: Luxury market, Short-term vacation rental With its current pricing, this property does not align with the expectations of high-end buyers or short-term vacationers seeking value. The 26.6% overvaluation reduces the feasibility of attractive returns in both luxury and short stay markets.
Tenant turnover risk High tenant turnover could occur due to the relatively moderate tenant stability score of 75/100, increasing vacancy rates and potentially leading to higher management costs and lost rental income if new tenants are not found quickly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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