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, 3-bathroom apartment of 125 m² on the 1st floor, built in 1970, energy rating A. Located on rua da Arrábida, 209, Lordelo do Ouro e Massarelos parish, Porto municipality, Porto district. Unique Feature: The apartment's high-end finishes include integrated greenery, enhancing its luxury aesthetic while promoting a sustainable living environment. Potential Discrepancy: The ultra-modern CGI visuals contrast with the original 1970 construction year.
The valuation. The asking price of €1,600,000 is significantly above fair value, totaling €940,677 (142.7%). This property is thus considered overpriced. Buy-to-flip angle. A buy-to-flip strategy in this neighborhood would require significant renovations for resale, leveraging the strong real estate market in Porto to attract high-end buyers. Buy-to-let angle. With an estimated rental income of €1,467/month, this property offers a gross yield of 1.1%, positioning it for long-term rental success, particularly in the student housing sector.
Fair value modelled at €659,323 from 6 comparable sales in the area. Asking €1,600,000 sits €940,677 (142.7%) above — overpriced versus fair value.
Asking €1,600,000 versus the rua da Arrábida, 209 area baseline of €562,714 (€4,502/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €562,714, adjusted for condition and micro-location, gives a modelled fair value of €659,323 (€5,275/m²), a €940,677 (142.7%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Arrábida, 209 | Subject | €1,600,000 | €12,800 | — | 97 | 73 |
| rua Pedra Torta | Active | €825,000 | €4,188 | 67.3% | 90 | 67 |
| Lordelo do Ouro e Massarelos · 101b35 | Active | €1,650,000 | €7,333 | 42.7% | 85 | 78 |
| rua de Bartolomeu Velho | Active | €895,000 | €5,491 | 57.1% | 79 | 70 |
| Aldoar, Foz Do Douro e Nevogilde · 51cdeb | Active | €1,300,000 | €5,058 | 60.5% | 88 | 75 |
| Median comp | €1,097,500 | €5,275 | 58.8% | 87 | 73 |
Long-term rental The property at €1,600,000 represents a significant overprice, with a fair value of only €659,323, indicating a considerable gap of 142.7%. With a gross yield of just 1.1%, this investment lacks the financial viability typically sought in long-term rental strategies. Student housing Despite the strong market in Greater Porto, this property’s listing price significantly exceeds its fair value by 142.7%, suggesting it is overpriced at €1,600,000. The yield of 1.1% further highlights the unlikeliness of achieving satisfactory returns in the student housing sector at this price point. Buy-and-hold At €1,600,000, the apartment is overpriced when compared to its fair value of €659,323, with a substantial gap of 142.7% reflecting poor investment potential. The low gross yield of 1.1% raises concerns about the sustainability of returns in a buy-and-hold strategy in the current market scenario.
Tenant turnover risk: With a tenant stability score of 60/100, the property may face higher turnover costs, impacting revenue consistency and overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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