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 135 m², energy rating A. Located on rua de Sá da Bandeira, 31, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Unique feature: This apartment includes a private terrace, enhancing outdoor living space in an urban setting and providing a rare amenity for residents in this central area of Porto.
The valuation. The asking price of €980,000 is significantly above the fair value of €511,341, representing a discrepancy of €468,659 or 47.8%. This property is overpriced in the current market.
Fair value modelled at €511,341 from the area baseline, adjusted for condition and location. Asking €980,000 sits €468,659 (47.8%) above — overpriced versus fair value.
Asking €980,000 versus the rua de Sá da Bandeira, 31 area baseline of €493,965 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 88 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Sá da Bandeira, 31
Area baseline €493,965 + condition +€16,875 + location +€51,396 = modelled fair value of €511,341 (€3,788/m²), a €468,659 (47.8%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Sá da Bandeira, 31 | Subject | €980,000 | €7,259 | — | 88 | 79 |
| Santa Marinha e São Pedro da Afurada · bf27b5 | Active | €630,000 | €4,846 | 33.2% | 78 | 72 |
| rua Cais do Cavaco, 90 | Active | €850,000 | €4,427 | 39.0% | 82 | 68 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · bf2a3f | Active | €820,000 | €6,357 | 12.4% | 75 | 74 |
| Lordelo do Ouro e Massarelos · 82c663 | Active | €770,000 | €7,624 | 5.0% | 75 | 76 |
| Median comp | €795,000 | €5,602 | 22.8% | 77 | 73 |
Long-term rental The property’s listing price of €980,000 significantly exceeds the fair value of €511,341, indicating it is badly overpriced and likely unsuitable for long-term rental investment. With a gross yield of only 2.2%, this investment does not provide adequate returns based on current market conditions. Student housing Given the property’s significant price gap versus fair value, currently listed at €980,000 while fair value stands at €511,341, it appears overpriced for a student housing investment. Furthermore, the modest gross yield of 2.2% suggests that the projected income may not justify the high acquisition cost. Short-term vacation rental At a listing price of €980,000, the property is notably overpriced compared to its fair value of €511,341, which could deter potential returns in the short-term vacation rental market. Coupled with a low gross yield of 2.2%, this investment does not align well with the objectives of maximizing income from short-term rentals.
Tenant turnover risk The tenant stability score of 70/100 suggests a relatively high likelihood of tenant turnover, which can lead to increased vacancy periods and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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