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 74 m² on the 4th floor, built in 1965. Located on rua da Alegria, Bonfim parish, Porto municipality, Porto district. Location: This property features a rare 9 m² private terrace that enhances the living space, providing an ideal outdoor setting in the vibrant heart of Porto. Condition: While it shows signs of wear, the blend of original and updated features adds character and potential for personalized renovations.
The valuation. The asking price of €280,000 is significantly above the fair value of €242,545, indicating an overvaluation of €37,455 or 15.4%. This property does not represent a solid investment opportunity at its current asking price.
Fair value modelled at €242,545 from 6 comparable sales in the area. Asking €280,000 sits €37,455 (15.4%) above — overpriced versus fair value.
Asking €280,000 versus the rua da Alegria area baseline of €232,463 (€3,141/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €232,463, adjusted for condition and micro-location, gives a modelled fair value of €242,545 (€3,278/m²), a €37,455 (15.4%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Alegria | Subject | €280,000 | €3,784 | — | 60 | 70 |
| rua Gil Vicente | Active | €236,000 | €3,105 | 17.9% | — | 73 |
| Santa Marinha e São Pedro da Afurada · ade538 | Active | €294,118 | €2,884 | 23.8% | — | 70 |
| rua de Ernesto Silva | Active | €255,000 | €3,542 | 6.4% | 65 | 65 |
| Pedrouços · 1e668d | Active | €375,000 | €1,630 | 56.9% | — | 75 |
| Median comp | €274,559 | €2,995 | 20.9% | 65 | 72 |
Long-term rental The property's listing price of €280,000 represents a 15.4% premium over its fair value of €242,545, indicating it is overpriced for long-term rental investment. With a gross yield of 4.8%, the returns may not sufficiently compensate for the elevated acquisition cost in a suburban area with moderate housing demand. Family rental Due to the 15.4% gap between the asking price and fair value, the property is considered overpriced for family rental purposes. Its location in a suburban area of Porto means it may not attract families looking for more competitive rental options. Buy-and-hold The €280,000 listing is above its fair value, suggesting it is overpriced as a buy-and-hold strategy. Given its condition rating of 63/100 and the overall economic dynamics of the neighborhood, potential long-term appreciation may not justify the initial investment cost.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of frequent tenant turnover, which can lead to increased vacancy rates and additional costs associated with finding new tenants and preparing the property for occupancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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