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.
3-bedroom, 2-bathroom apartment of 85 m² on the 2nd floor, energy rating C. Located on rua de Costa Cabral, Paranhos parish, Porto municipality, Porto district. Noteworthy Features: The apartment's strategic location on Rua Costa Cabral offers immediate access to public transport, enhancing commuting convenience in this vibrant Porto neighborhood.
The valuation. The asking price of €270,000 is significantly above the fair value of €199,259, representing an overpricing of €70,741 (35.5%). This price point may deter potential buyers looking for value in the market.
Fair value modelled at €199,259 from 6 comparable sales in the area. Asking €270,000 sits €70,741 (35.5%) above — overpriced versus fair value.
Asking €270,000 versus the rua de Costa Cabral area baseline of €257,884 (€3,034/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €257,884, adjusted for condition and micro-location, gives a modelled fair value of €199,259 (€2,344/m²), a €70,741 (35.5%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Costa Cabral | Subject | €270,000 | €3,176 | — | 65 | 71 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 3a70c4 | Active | €315,000 | €3,182 | 0.2% | 65 | 72 |
| rua de Godim, 791 | Active | €269,000 | €2,445 | 23.0% | 50 | 68 |
| Campanhã · ade566 | Active | €329,412 | €2,635 | 17.0% | — | 80 |
| Paranhos · 38c38a | Active | €240,000 | €2,243 | 29.4% | — | 75 |
| Median comp | €292,000 | €2,540 | 20.0% | 58 | 74 |
Long-term rental This 3-bed apartment in Paranhos is overpriced by 35.5% compared to its fair value of €199,259, making it a less attractive long-term rental investment despite a gross yield of 5.3%. The current price is not supported by the neighborhood's average ratings, which suggest a moderate demand for rental units. Buy-and-hold Given that the property is listed at €270,000, which exceeds its calculated fair value by 35.5%, the buy-and-hold strategy may not yield favorable returns in this overvalued market. Investors should consider the potential stagnation in property appreciation due to the mismatch in pricing and neighborhood characteristics. Family rental While the apartment could appeal to families looking for a suburban environment, its current price of €270,000 is significantly above the fair value, indicating it may not attract the right tenants at this rate. The local amenities and neighborhood rating of 71/100 suggest some appeal, but the high entry cost limits its viability in the family rental market.
Tenant turnover risk The tenant stability score of 67/100 indicates a potential for higher turnover rates, which could lead to increased vacancy and management costs.
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