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.
2-bedroom, 2-bathroom apartment of 93 m² on the 3rd floor, built in 2026, energy rating A. Located on rua de Costa Cabral, Paranhos parish, Porto municipality, Porto district. This apartment features a spacious balcony ideal for outdoor relaxation and entertaining, along with proximity to local cafes and parks, enhancing urban living in Porto.
The valuation. The asking price of €395,000 is significantly above the fair value of €332,946, representing a premium of €62,054, or 18.6%. This indicates the property is overpriced in the current market conditions.
Fair value modelled at €332,946 from 6 comparable sales in the area. Asking €395,000 sits €62,054 (18.6%) above — overpriced versus fair value.
Asking €395,000 versus the rua de Costa Cabral area baseline of €298,471 (€3,209/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €298,471, adjusted for condition and micro-location, gives a modelled fair value of €332,946 (€3,580/m²), a €62,054 (18.6%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Costa Cabral | Subject | €395,000 | €4,247 | — | 80 | 72 |
| praça das Flores | Active | €347,000 | €3,369 | 20.7% | 85 | 79 |
| Campanhã · 49b821 | Active | €455,000 | €4,375 | 3.0% | 82 | 76 |
| praça das Flores | Active | €258,000 | €3,634 | 14.4% | 78 | 74 |
| praça das Flores | Active | €435,000 | €3,199 | 24.7% | 80 | 70 |
| Median comp | €391,000 | €3,502 | 17.6% | 81 | 75 |
Family rental This 2-bed apartment in Paranhos is overpriced by 18.6% compared to its fair value, making it less attractive for family rental purposes. With a gross yield of only 3.2%, potential returns may not justify the initial investment. Long-term rental The 3.2% gross yield indicates that this apartment is not ideal for long-term rental, especially with its fair value pegged at €332,946 compared to the listing price of €395,000. The gap from fair value suggests that the rental income might not adequately cover costs in the long run. Buy-and-hold As a buy-and-hold investment, the property’s current listing is 18.6% above fair value, which does not bode well for future appreciation. Investing at such a premium may limit the investor's capital gains potential in a market with moderate growth. Not ideal for This property is not suitable for the luxury market, as the high listing price may not align with the features and amenities offered. Additionally, it is also ill-fitted for short-term vacation rentals and student housing due to its pricing and neighborhood dynamics.
Economic Sensitivity Risk The property's economic stability score of 75 suggests vulnerability to economic downturns that could affect rental income and tenant turnover 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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