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 158 m² on the 4th floor, energy rating D. Located on alameda de Eça de Queirós, 94, Bonfim parish, Porto municipality, Porto district. Noteworthy Features: This top-floor apartment features dual façades providing panoramic views, along with three balconies to enhance outdoor living and embrace the abundant natural light.
The valuation. The asking price of €650,000 exceeds the fair value of €526,649 by €123,351 (23.4%). This property is considered overpriced based on the current market analysis.
Fair value modelled at €526,649 from 6 comparable sales in the area. Asking €650,000 sits €123,351 (23.4%) above — overpriced versus fair value.
Asking €650,000 versus the alameda de Eça de Queirós, 94 area baseline of €519,496 (€3,288/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing 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 €519,496, adjusted for condition and micro-location, gives a modelled fair value of €526,649 (€3,333/m²), a €123,351 (23.4%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda de Eça de Queirós, 94 | Subject | €650,000 | €4,114 | — | 54 | 78 |
| avenida da França, 323 | Active | €499,000 | €4,416 | 7.3% | 66 | 78 |
| praça das Flores, 2 | Active | €489,000 | €3,175 | 22.8% | 70 | 75 |
| rua da Boavista | Active | €590,000 | €3,491 | 15.1% | — | 72 |
| Pedrouços · 38c1f9 | Active | €299,900 | €1,947 | 52.7% | 66 | 72 |
| Median comp | €494,000 | €3,333 | 19.0% | 66 | 74 |
Long-term rental The property is priced at €650,000, representing a 23.4% gap above its fair value of €526,649, indicating it is overpriced. With a gross yield of only 3.2%, the investment may struggle to deliver sufficient returns in the long-term rental market. Buy-and-hold Investing in this property at the current listing price presents a risk given its valuation of €650,000 exceeds its fair value by 23.4%. The subpar condition rating of 61/100 further complicates its potential for appreciation in the buy-and-hold strategy. Family rental The apartment's asking price of €650,000 is significantly above the fair value of €526,649, marking it as overpriced for family rental purposes. The neighborhood's overall quality score of 78/100 may attract families, but the high price and limited yield could deter potential renters. Short-term vacation rental This property is priced at €650,000, which is 23.4% over its fair value, suggesting a misalignment with the short-term vacation rental market. Given the current listing, the anticipated revenue may not justify the cost, making it a less ideal investment in this category. Luxury market The property’s price of €650,000 reflects an overvaluation of 23.4% compared to its fair value of €526,649, making it not suitable for the luxury market. Without clear luxury features or appeal, the investment may struggle to attract high-end buyers. Student housing Listing at €650,000, which is overpriced by 23.4% relative to its fair value, this property is not a fitting option for the student housing market. The lack of proximity to major educational institutions coupled with its high price may hinder demand in this sector.
Economic Sensitivity The property may face increased risk due to a relatively high economic stability score of 80/100, suggesting potential vulnerability to economic downturns despite an acceptable tenant stability score of 70/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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