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 82 m² on the 1st floor, built in 2011, energy rating B. Located on rua da Arroteia, Paranhos parish, Porto municipality, Porto district. This property features a spacious open-plan layout with direct access to a balcony, enhancing its appeal for both relaxation and entertaining.
The valuation. The asking price of €395,000 is significantly above the fair value of €271,406, making it overpriced by €123,594 (45.5%). This considerable difference indicates that buyers may be overpaying for this property.
Fair value modelled at €271,406 from 6 comparable sales in the area. Asking €395,000 sits €123,594 (45.5%) above — overpriced versus fair value.
Asking €395,000 versus the rua da Arroteia area baseline of €270,288 (€3,296/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting 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 €270,288, adjusted for condition and micro-location, gives a modelled fair value of €271,406 (€3,310/m²), a €123,594 (45.5%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Arroteia | Subject | €395,000 | €4,817 | — | 78 | 70 |
| rua General Humberto Delgado, 94 | Active | €350,000 | €3,500 | 27.3% | 74 | 70 |
| parque Nascente | Active | €279,900 | €3,110 | 35.4% | 79 | 80 |
| rua da Arroteia, 21 | Active | €395,000 | €4,593 | 4.7% | 79 | 74 |
| rua de Santa Justa, 198 | Active | €310,000 | €4,189 | 13.0% | 75 | 73 |
| Median comp | €330,000 | €3,845 | 20.2% | 77 | 74 |
Long-term rental The property in Paranhos is currently overpriced at €395,000 compared to the fair value of €271,406, indicating a significant gap of 45.5%. With a gross yield of only 3.4%, it is unlikely to deliver satisfactory returns for long-term rental investors. Family rental While the apartment may appeal to families due to its size and suburban location, its pricing at €395,000 exceeds the fair market value of €271,406 by 45.5%. The low gross yield of 3.4% suggests that families may find better rental options at more competitive prices. Buy-and-hold Investors looking at a buy-and-hold strategy should be cautious, as the property is overpriced at €395,000 against a fair value of €271,406, representing a 45.5% discrepancy. The gross yield of 3.4% falls short of attractive investment metrics, making it a less favorable long-term hold despite decent condition and neighborhood amenities.
Tenant turnover risk High tenant turnover is a possibility due to both economic stability and tenant stability scores at 70/100, which may lead to increased vacancy rates and rental income loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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