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 265 m² on the 2nd floor, energy rating B. Located on parque da Cidade, Aldoar, Foz Do Douro e Nevogilde parish, Porto municipality, Porto district. Noteworthy Features: This property boasts a custom-designed suite by Architect António Lacerda, providing unparalleled comfort and a unique architectural touch in the living space.
The valuation. The asking price of €1,490,000 is positioned above fair value of €1,345,864 by €144,136, translating to an overpricing of 10.7%. As such, this property does not present an advantageous financial opportunity. Buy-to-flip angle. With a strategy focused on resale, a renovation could enhance the property's appeal; however, the current valuation makes significant profit potential unlikely under current market dynamics. Buy-to-let angle. The estimated gross yield of 2.5%, equating to nearly €3,104 monthly, indicates a modest rental income potential, rendering it less competitive compared to other investment opportunities in the region.
Fair value modelled at €1,345,864 from 6 comparable sales in the area. Asking €1,490,000 sits €144,136 (10.7%) above — overpriced versus fair value.
Asking €1,490,000 versus the parque da Cidade area baseline of €1,212,467 (€4,575/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €1,212,467, adjusted for condition and micro-location, gives a modelled fair value of €1,345,864 (€5,079/m²), a €144,136 (10.7%) gap versus the €1,490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque da Cidade | Subject | €1,490,000 | €5,623 | — | 75 | 73 |
| Matosinhos e Leça da Palmeira · 023b52 | Active | €850,000 | €6,296 | 12.0% | 82 | 80 |
| rua das Andresas, 503 | Active | €700,000 | €4,667 | 17.0% | 75 | 79 |
| avenida Comendador Ferreira de Matos, 897 | Active | €699,000 | €4,660 | 17.1% | 82 | 74 |
| avenida Comendador Ferreira de Matos, 869 | Active | €840,000 | €4,641 | 17.5% | 80 | 73 |
| Median comp | €770,000 | €4,664 | 17.1% | 81 | 77 |
Long-term rental The property is overpriced at €1,490,000, with a fair value of €1,345,864 representing a 10.7% gap. The yield of 2.5% gross does not align with the high entry price, limiting its attractiveness for long-term rental investments. Family rental With its 265m² and three bedrooms, the property could cater well to families; however, it is overpriced compared to its fair market value of €1,345,864. The location’s suburban context is decent but may not justify the elevated price point for family rentals. Buy-and-hold While the area has potential growth prospects, the property is still overpriced at €1,490,000, outpacing the fair value by 10.7%. A buy-and-hold strategy may not yield desirable returns given the inflated initial investment relative to the property’s fair value. Not ideal for luxury market Given its overpriced status, this property does not fit well into the luxury market segment. The high listing price does not reflect the uniqueness or premium features typically expected in luxury offerings. Not ideal for short-term vacation rental The property’s current pricing makes it a less favorable option for short-term vacation rentals. Additionally, the suburban location may deter transient visitors seeking energetic urban experiences.
Inconsistent Tenant Stability Tenant stability is relatively low at 68/100, indicating a potential risk of tenant turnover or vacancies that could disrupt cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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