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, 2-bathroom duplex of 76 m², built in 2023, energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property boasts stunning views towards Porto Cathedral from the upper level, accentuated by skylights that enhance the natural light and character of the space.
The valuation. The asking price of €490,000 sits €212,016 (43.3%) above the fair value of €277,984, indicating that the property is overpriced. This discrepancy may limit potential returns for investors.
Fair value modelled at €277,984 from the area baseline, adjusted for condition and location. Asking €490,000 sits €212,016 (43.3%) above — overpriced versus fair value.
Asking €490,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €270,332 (€3,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto
Area baseline €270,332 + condition +€7,600 + location +€20,952 = modelled fair value of €277,984 (€3,658/m²), a €212,016 (43.3%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 82c7e9 | Subject | €490,000 | €6,447 | — | 80 | 71 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 82c7f5 | Active | €590,000 | €7,108 | 10.3% | 78 | 78 |
| rua da Vitória, 152 | Active | €490,000 | €5,632 | 12.6% | 85 | 81 |
| Oliveira do Douro · cfe035 | Active | €330,000 | €4,125 | 36.0% | 75 | 63 |
| rua do Breiner | Active | €649,000 | €5,743 | 10.9% | 88 | 73 |
| Median comp | €540,000 | €5,688 | 11.8% | 82 | 76 |
Long-term rental The current listing price of €490,000 indicates a 43.3% premium over the fair value of €277,984, suggesting that the property is overpriced for a long-term rental strategy. The 3% gross yield further reinforces concerns about financial viability, with the property’s condition and neighborhood rating failing to justify such a high investment. Short-term vacation rental At €490,000, the property is overpriced, especially when the fair value sits at €277,984, highlighting a significant gap of 43.3%. Given the 3% gross yield and the condition rating of 81/100, it appears challenging to generate competitive returns in the short-term vacation rental market. Buy-and-hold Listing this duplex at €490,000, which is 43.3% above the fair value of €277,984, makes it an unattractive buy-and-hold investment due to the significant price inflation. The expected 3% gross yield does not align with the upscale investment needed for a sustainable long-term hold, especially within the context of Porto’s appealing market. Not ideal for student housing The property’s listing of €490,000 sharply exceeds the fair value, making it overpriced in relation to the student housing demand in Porto. With a neighborhood rating of 71/100 and a relatively low yield, it is ill-suited for long-term student accommodation investment.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of turnover, which could impact cash flow and increase vacancy costs.
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