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 207 m² on the 2nd floor, built in 1992, energy rating C. Located on rua Ruy Belo, 24, Vila do Conde parish, Vila do Conde municipality, Porto district. Noteworthy Features: This apartment's top floor location provides an exquisite private terrace and panoramic views of Vila do Conde and the river, enhancing its luxurious ambiance.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €919,739, indicating an overvaluation of €330,261 (35.9%). This suggests potential challenges for future buyers in justifying the asking price. Buy-to-flip angle. The resale strategy would involve substantial renovations to justify a higher selling price, but current market dynamics suggest that flipping this property may prove difficult due to its overvaluation. Buy-to-let angle. Given the current rental market conditions, the projected rental income yield is 0%, making it a less attractive option for long-term buy-and-hold investors and family rentals in this area.
Fair value modelled at €919,739 from 6 comparable sales in the area. Asking €1,250,000 sits €330,261 (35.9%) above — overpriced versus fair value.
Asking €1,250,000 versus the rua Ruy Belo, 24 area baseline of €812,264 (€3,924/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €812,264, adjusted for condition and micro-location, gives a modelled fair value of €919,739 (€4,443/m²), a €330,261 (35.9%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ruy Belo, 24 | Subject | €1,250,000 | €6,039 | — | 86 | 64 |
| avenida do Castelo, 73 | Active | €980,000 | €4,455 | 26.2% | 80 | 60 |
| avenida do Castelo, 73 | Active | €975,000 | €4,432 | 26.6% | 85 | 60 |
| avenida do Castelo, 73 | Active | €980,000 | €4,455 | 26.2% | 88 | 60 |
| rua de S. Julião, 192 | Active | €650,000 | €3,333 | 44.8% | 79 | 53 |
| Median comp | €977,500 | €4,444 | 26.4% | 83 | 60 |
Long-term rental The property, priced at €1,250,000, is significantly higher than its fair value of €919,739, indicating it is overpriced by 35.9%. With a gross yield of 0%, this investment may not generate the expected rental income in the long-term rental market. Buy-and-hold Investing in this 4-bed apartment could prove challenging, as its listing price reflects an overvaluation compared to the fair market value, leading to a 35.9% gap. The current condition rating of 82/100 suggests reasonable upkeep, but the lack of capital appreciation potential makes it less attractive for a buy-and-hold strategy. Family rental Despite the suburban setting being suitable for family rentals, the property is overpriced at €1,250,000 against a fair value of €919,739, indicating a 35.9% premium that is hard to justify. Additionally, the neighborhood's average rating of 64/100 may limit the quality of tenants seeking rental in this price range.
Economic sensitivity risk With an economic stability score of 60/100, the property may be vulnerable to economic downturns which could negatively impact 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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