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 225 m² on the 7th floor, built in 2023, energy rating B. Located on rua da Boavista S / N, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. High-Quality Materials This luxury apartment features premium hardwood flooring throughout and custom cabinetry, elevating the overall aesthetic while ensuring durability and timelessness in design.
The valuation. The asking price of €1,250,000 is just €5,760 (0.5%) above the fair value of €1,244,240, indicating the property is fairly valued. This places the investment opportunity in line with market expectations without significant risk of overvaluation.
Fair value modelled at €1,244,240 from 6 comparable sales in the area. Asking €1,250,000 sits €5,760 (0.5%) above — overpriced versus fair value.
Asking €1,250,000 versus the rua da Boavista S / N area baseline of €1,106,910 (€4,920/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 €1,106,910, adjusted for condition and micro-location, gives a modelled fair value of €1,244,240 (€5,530/m²), a €5,760 (0.5%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Boavista S / N | Subject | €1,250,000 | €5,556 | — | 82 | 79 |
| rua Dominguez Alvarez | Active | €1,200,000 | €5,530 | 0.5% | 80 | 75 |
| rua Dominguez Alvarez, 104 | Active | €1,200,000 | €5,530 | 0.5% | 78 | 76 |
| rua Cais do Cavaco, 90 | Active | €850,000 | €4,427 | 20.3% | 82 | 68 |
| Santa Marinha e São Pedro da Afurada · 483b31 | Active | €850,000 | €5,782 | 4.1% | 85 | 75 |
| Median comp | €1,025,000 | €5,530 | 0.5% | 81 | 75 |
Long-term rental Given the fair valuation of the property at €1,244,240, this 4-bed apartment in a high-demand area of Porto may serve as a stable long-term rental investment yielding 2.5%. However, the close proximity to urban crime rates should be factored into tenant selection to mitigate risks associated with tenant quality. Short-term vacation rental This property, with a gross yield of 2.5%, presents reasonable potential for short-term vacation rentals in central Porto, an area favored by tourists. Despite being in a desirable location, the marginal value gap of 0.5% indicates that the returns may not be exceptional compared to other opportunities in the market. Buy-and-hold With a fair valuation and solid condition rating of 85/100, this property aligns well with a buy-and-hold strategy in Porto’s competitive housing market. Its location also suggests long-term appreciation, but the modest yield of 2.5% may reflect a saturation point in the investment cycle, requiring careful consideration prior to acquisition.
Tenant turnover risk The tenant stability score of 65/100 suggests a heightened possibility of tenant turnover, which can lead to increased vacancy rates and higher costs for re-leasing the property.
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