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, 0-bathroom apartment of 95 m², built in 1989, energy rating D. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment features a blend of vintage and modern elements, with significant architectural character showcased in its high ceilings and large windows that enhance the interior's spacious feel.
The valuation. The asking price of €380,000 is significantly above the fair value of €338,427, creating a discrepancy of €41,573 or 10.9%. This property is considered overpriced following the analysis.
Fair value modelled at €338,427 from the area baseline, adjusted for condition and location. Asking €380,000 sits €41,573 (10.9%) above — overpriced versus fair value.
Asking €380,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €347,605 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 69 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto
Area baseline €347,605 + condition -€5,789 + location +€32,426 = modelled fair value of €338,427 (€3,562/m²), a €41,573 (10.9%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 937598 | Subject | €380,000 | €4,000 | — | 72 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · bf2875 | Active | €280,000 | €4,912 | 22.8% | 76 | 80 |
| rua da Constituição | Active | €355,000 | €5,000 | 25.0% | 74 | 76 |
| rua Diogo de Silves | Active | €299,500 | €3,565 | 10.9% | 75 | 73 |
| Canidelo · 9371cb | Active | €250,000 | €3,788 | 5.3% | 75 | 74 |
| Median comp | €289,750 | €4,350 | 8.8% | 75 | 75 |
Long-term rental The 2-bed apartment in Cedofeita is listed at €380,000, which is 10.9% above its fair value of €338,427, indicating it is overpriced. Despite a decent gross yield of 4%, the elevated price diminishes the attractiveness for long-term rental investment in a competitive market. Student housing While the location is well-suited for student housing given its proximity to educational facilities, the property is currently overpriced at €380,000 against a fair value of €338,427. This price discrepancy could deter potential investors from capitalizing on the demand from students in the area, given the yield and the condition rating of 71/100. Short-term vacation rental The perceived potential for short-term vacation rentals is less compelling, as the property is priced at €380,000, or 10.9% higher than its fair value of €338,427, making it overpriced. With this premium, the gross yield of 4% may not offer sufficient return on investment when considering operational costs and market competition. Not ideal for luxury market The apartment's price of €380,000 puts it outside an appealing range for the luxury market, as it sits 10.9% above its fair valuation of €338,427. With its overall condition score of 71/100, it lacks the exclusivity and premium features typically sought after in luxury real estate. Not ideal for value-add renovation The current asking price of €380,000 suggests the property is overpriced at 10.9% above the fair value of €338,427, limiting the opportunity for a value-add renovation strategy. Investors may find that the necessary capital expenditure to improve the property could yield less favorable returns given the high entry price.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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