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 117 m² on the 7th floor, built in 2011, energy rating E. Located Campanhã parish, Porto municipality, Porto district. Noteworthy Features: This apartment boasts two dedicated parking spaces, including one independent unit, and impressive sun exposure throughout its 7th-floor setting for abundant natural light.
The valuation. The asking price of €451,000 is significantly above the fair value of €380,772, indicating it is overpriced by €70,228 (18.4%). This calls into question the potential return on investment. Buy-to-flip angle. With renovation efforts likely yielding a higher return, the buy-to-flip strategy may involve targeting buyers looking for modernized spaces, maximizing profits through strategic marketing and improvements. Buy-to-let angle. Targeting family rentals or long-term tenants in the Porto metro area, the estimated rental income of €1,090/month can provide a gross yield of 2.9%, appealing for stable cash flow in a geographically desirable location.
Fair value modelled at €380,772 from 6 comparable sales in the area. Asking €451,000 sits €70,228 (18.4%) above — overpriced versus fair value.
Asking €451,000 versus the Campanhã, Porto, Porto area baseline of €285,994 (€2,444/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €285,994, adjusted for condition and micro-location, gives a modelled fair value of €380,772 (€3,254/m²), a €70,228 (18.4%) gap versus the €451,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Campanhã · 1625ef | Subject | €451,000 | €3,855 | — | 78 | 73 |
| Oliveira do Douro · a8063b | Active | €259,000 | €2,698 | 30.0% | 70 | 68 |
| Oliveira do Douro · 6a95aa | Active | €235,000 | €2,938 | 23.8% | 77 | 72 |
| rua Caetano de Melo | Active | €240,000 | €2,376 | 38.4% | 70 | 75 |
| rua do Cabo Borges | Active | €300,000 | €3,571 | 7.3% | 70 | 78 |
| Median comp | €249,500 | €2,818 | 26.9% | 70 | 74 |
Family rental The 2-bed apartment in Campanhã, priced at €451,000, presents a challenge for family rentals due to its 18.4% gap from its fair value of €380,772. With a gross yield of only 2.9% and a condition score of 76/100, it may not attract families seeking value and quality. Long-term rental At €451,000, this property reflects an 18.4% premium over its fair value, making it less appealing for long-term rental strategies. The 2.9% yield does not align with the expectations of robust returns in the current Porto market. Buy-and-hold Although the Porto area offers economic opportunities, the 2-bed apartment's listing price of €451,000 is overpriced compared to its fair value of €380,772, leading to an unfavorable long-term investment position. With a quality condition score of 76/100, potential appreciation may not compensate for the initial overvaluation.
Potential Tenant Turnover The combination of a 70/100 economic stability score and a 75/100 tenant stability score indicates a potential risk of tenant turnover as the economic conditions may not fully support long-term occupancy 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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