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 2nd floor, built in 1989, energy rating D. Located on rua do Falcão, Campanhã parish, Porto municipality, Porto district. Noteworthy Features: The property includes a private balcony accessible from one of the bedrooms and high-quality stainless steel appliances in the kitchen, enhancing both functionality and aesthetic appeal.
The valuation. The asking price of €270,000 exceeds the fair value of €211,587 by €58,413 (27.6%). This property is thus deemed overpriced, considering current market trends and associated risks. Buy-to-flip angle. A buy-to-flip strategy could target a high-demand renovation in Campanhã, aiming to resell at a higher price due to minor upgrades that enhance appeal. Buy-to-let angle. The rental income strategy suggests a gross yield of 4.5%, estimating monthly income around €1,012, which aligns well with the family rental market in the neighbourhood.
Fair value modelled at €211,587 from 6 comparable sales in the area. Asking €270,000 sits €58,413 (27.6%) above — overpriced versus fair value.
Asking €270,000 versus the rua do Falcão area baseline of €163,055 (€1,896/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €163,055, adjusted for condition and micro-location, gives a modelled fair value of €211,587 (€2,460/m²), a €58,413 (27.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Falcão | Subject | €270,000 | €3,140 | — | 68 | 78 |
| rua Manuel Ribeiro Almeida, 380 | Active | €265,000 | €2,760 | 12.1% | 62 | 75 |
| travessa Adelino Amaro da Costa | Active | €239,500 | €1,947 | 38.0% | 70 | 79 |
| Rio Tinto · a8055c | Active | €250,000 | €2,500 | 20.4% | 66 | 65 |
| Gondomar (São Cosme), Valbom e Jovim · 38b27e | Active | €305,000 | €2,421 | 22.9% | 70 | 71 |
| Median comp | €257,500 | €2,461 | 21.6% | 68 | 73 |
Long-term rental Given the current gross yield of 4.5% and a gap of 27.6% from fair value, the property appears overpriced at €270,000, restricting profitability for long-term rental. The combination of decent neighborhood scores and urban proximity does not justify this price point. Buy-and-hold Investing in this property for a buy-and-hold strategy presents challenges due to its overpriced status at €270,000 compared to a fair value of €211,587. Although the neighborhood rating is favorable, the significant disparity from its fair value diminishes the investment's potential return over time. Family rental While Campanhã offers a relatively safe suburban environment, the apartment’s price of €270,000 is not aligned with its fair value of €211,587, categorizing it as overpriced for a family rental strategy. The property may appeal to families, but the financials suggest it would be a less attractive investment option due to its inflated cost.
Economic downturn risk With an economic stability score of 80/100 indicating moderate strength, there is potential vulnerability to economic downturns that could affect rental income and 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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