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, 1-bathroom apartment of 64 m² on the 3rd floor, energy rating C. Located on rua 9 de Julho, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. The property boasts a rare parking space in a central Porto location, a significant advantage given the increasing demand for parking in urban areas.
The valuation. The asking price of €225,000 is significantly above the fair value of €179,579, indicating a premium of €45,421 (25.3%). This property can thus be classified as overpriced, suggesting limited investment appeal. Buy-to-flip angle. A resale strategy for this apartment would require significant renovations to enhance value, particularly updating the dated appliances and stock finishes. With the right improvements, the property could attract higher bids from potential buyers. Buy-to-let angle. The estimated rental income of €1,069 per month suggests a solid gross yield of 5.7%, appealing for long-term rental strategies. This could provide steady cash flow in the central Porto market while capitalizing on local demand for apartments.
Fair value modelled at €179,579 from 6 comparable sales in the area. Asking €225,000 sits €45,421 (25.3%) above — overpriced versus fair value.
Asking €225,000 versus the rua 9 de Julho area baseline of €207,184 (€3,237/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 is below the parish average, reducing 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 €207,184, adjusted for condition and micro-location, gives a modelled fair value of €179,579 (€2,806/m²), a €45,421 (25.3%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 9 de Julho | Subject | €225,000 | €3,516 | — | 42 | 79 |
| via Norte, A4 | Active | €250,000 | €2,525 | 28.2% | 54 | 72 |
| rua de Diogo Botelho, 137 | Active | €270,000 | €3,000 | 14.7% | 63 | 75 |
| Paranhos · 19f7a3 | Active | €275,000 | €2,865 | 18.5% | 35 | 73 |
| Paranhos · f5ebf6 | Active | €250,000 | €2,747 | 21.9% | 52 | 73 |
| Median comp | €260,000 | €2,806 | 20.2% | 53 | 73 |
Long-term rental The property is overpriced by 25.3% compared to its fair value of €179,579, impacting its attractiveness for long-term rental returns. While the gross yield of 5.7% appears decent, the inflated purchase price detracts from overall profitability. Buy-and-hold Investing in this property as a buy-and-hold opportunity is not favorable due to its current pricing, which is significantly above fair value. The potential for appreciation in a strong neighborhood is undermined by the 25.3% gap between the asking price and the fair value. Short-term vacation rental Entering the short-term vacation rental market with this property is compromised by its overpriced listing at €225,000, especially given that the fair value is €179,579. Despite the neighborhood rating of 79/100, the high initial investment dilutes the expected returns in a competitive market.
Potential Vacancy Risk The property may face higher turnover rates due to a tenant stability score of 75/100, which indicates a possibility of vacancies that can impact cash flow.
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