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 86 m² on the 1st floor. Located on rua do Falcão, 382, Campanhã parish, Porto municipality, Porto district. This apartment features a fully furnished interior with modern design elements, enhancing both comfort and functionality for immediate occupancy in a vibrant urban environment.
The valuation. The asking price of €280,000 exceeds the fair value of €221,488 by €58,512 (26.4%). This property is considered overpriced, indicating a premium relative to its actual market worth. Buy-to-flip angle. A potential resale or wholesale strategy could focus on minor renovations, targeting an updated resale price that exceeds acquisition costs, yet the current price leaves limited room for profit. Buy-to-let angle. With an estimated gross yield of 4.2%, the rental income strategy can be effective, potentially generating around €980 per month, appealing to long-term family renters in a stable neighbourhood.
Fair value modelled at €221,488 from 6 comparable sales in the area. Asking €280,000 sits €58,512 (26.4%) above — overpriced versus fair value.
Asking €280,000 versus the rua do Falcão, 382 area baseline of €192,564 (€2,239/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €192,564, adjusted for condition and micro-location, gives a modelled fair value of €221,488 (€2,575/m²), a €58,512 (26.4%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Falcão, 382 | Subject | €280,000 | €3,256 | — | 70 | 77 |
| avenida da Carvalha | Active | €250,000 | €2,193 | 32.6% | 72 | 74 |
| travessa Adelino Amaro da Costa | Active | €239,500 | €1,947 | 40.2% | 70 | 79 |
| rua Damião de Góis | Active | €550,000 | €4,955 | 52.2% | — | 78 |
| rua Professor Duarte Leite, 41 | Active | €255,000 | €3,923 | 20.5% | 68 | 68 |
| Median comp | €252,500 | €3,058 | 6.1% | 70 | 76 |
Long-term rental The 2-bed apartment in Campanhã, Porto is overpriced at €280,000, which is 26.4% above the fair value of €221,488. While the area boasts a decent yield of 4.2%, the price point makes it a less attractive long-term rental investment. Family rental Although the Campanhã neighborhood is favorable with a score of 77/100 for amenities and good school access, the apartment's asking price is still substantially high compared to the fair value. This overpricing could deter potential family renters who seek value for their housing budget. Buy-and-hold The buy-and-hold strategy may not be suitable for this apartment at its current price of €280,000 due to its overvaluation in relation to the fair market value. With an economic backdrop that supports tenant demand, the opportunity could be diminished because of the high entry cost for investors.
Economic downturn risk A slight decrease in economic stability from 80/100 could impact tenant retention, particularly as tenant stability is at 75/100, indicating potential fluctuations in 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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