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, 3-bathroom apartment of 203 m² on the 11th floor, built in 1986, energy rating C. Located on rua da Constituição, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment features a spacious living room with a full glass front that provides unobstructed views and two distinct areas perfect for entertaining and dining.
The valuation. The asking price of €900,000 is significantly above the fair value of €763,154, indicating an overpricing of €136,846 or 17.9%. This valuation suggests that the property does not represent a good buying opportunity. Buy-to-flip angle. The buy-to-flip strategy would require identifying potential renovations to elevate the property’s appeal to cash buyers, though current pricing limits margin opportunities significantly. The high-quality materials could be leveraged to attract buyers. Buy-to-let angle. With a gross yield of 2.8%, the rental income strategy focuses on long-term tenants, targeting approximately €2,100/month. However, this yield is relatively low for investor expectations in the current market.
Fair value modelled at €763,154 from 6 comparable sales in the area. Asking €900,000 sits €136,846 (17.9%) above — overpriced versus fair value.
Asking €900,000 versus the rua da Constituição area baseline of €668,021 (€3,291/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €668,021, adjusted for condition and micro-location, gives a modelled fair value of €763,154 (€3,759/m²), a €136,846 (17.9%) gap versus the €900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Constituição | Subject | €900,000 | €4,433 | — | 85 | 82 |
| rua Professor Carlos Teixeira | Active | €415,000 | €3,217 | 27.4% | 75 | 72 |
| Ramalde · ba3d43 | Active | €760,000 | €3,979 | 10.3% | 75 | 75 |
| avenida de Fernão de Magalhães, 986 | Active | €550,000 | €3,039 | 31.5% | 74 | 71 |
| rua de Gonçalo Cristóvão S / N | Active | €895,000 | €3,891 | 12.2% | 82 | 72 |
| Median comp | €655,000 | €3,554 | 19.8% | 75 | 72 |
Long-term rental This property presents a gross yield of 2.8%, which falls below the market expectations and indicates a potential challenge in achieving favorable cash flow. Given the fair value of €763,154 versus the listing price of €900,000, this property is overpriced, impacting long-term rental viability. Buy-and-hold The current listing price exceeds the fair value by 17.9%, suggesting that investors may struggle to realize adequate appreciation over time. As prices remain high at €900,000, entering the market with an overpriced asset may limit returns on investment in this buy-and-hold strategy. Student housing Although the proximity to good schools and urban amenities suggests potential demand for student accommodations, the high listing price renders this investment less attractive. With the property being overpriced at €900,000, prospective investors may find it challenging to yield sufficient rental income to justify the investment in a student housing strategy.
Tenant turnover risk: Despite high tenant stability at 85/100, any unforeseen economic downturn could disrupt current rental agreements, increasing turnover and vacancy rates unexpectedly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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