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, 2-bathroom apartment of 129 m², energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: The apartment is situated in a vibrant area known for its unique blend of traditional architecture and modern amenities, providing a dynamic urban lifestyle. Investment Potential: Strong demand ensures this property offers promising appreciation potential.
The valuation. The asking price of €820,000 is significantly above fair value, which is estimated at €470,472. This represents a difference of €349,528, or 42.6%, indicating that the property is overpriced.
Fair value modelled at €470,472 from the area baseline, adjusted for condition and location. Asking €820,000 sits €349,528 (42.6%) above — overpriced versus fair value.
Asking €820,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €458,853 (€3,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 68 · Amenities 72 · Economic 75 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto
Area baseline €458,853 + condition +€6,450 + location +€40,644 = modelled fair value of €470,472 (€3,647/m²), a €349,528 (42.6%) gap versus the €820,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · bf2a3f | Subject | €820,000 | €6,357 | — | 75 | 74 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 82c7e9 | Active | €490,000 | €6,447 | 1.4% | 80 | 71 |
| praça da República | Active | €489,000 | €5,494 | 13.6% | 85 | 76 |
| Lordelo do Ouro e Massarelos · 82c663 | Active | €770,000 | €7,624 | 19.9% | 75 | 76 |
| rua do Breiner | Active | €649,000 | €5,743 | 9.6% | 88 | 73 |
| Median comp | €569,500 | €6,095 | 4.1% | 83 | 75 |
Family rental The property is overpriced at €820,000, significantly exceeding the fair value of €470,472, resulting in a 42.6% gap that diminishes its attractiveness for family rentals. With a gross yield of only 2.4%, the investment fails to provide the necessary return to justify its cost. Long-term rental At a listing price of €820,000, this property is overpriced compared to its fair value of €470,472, creating a concerning price gap of 42.6%. The low gross yield of 2.4% further complicates its potential as a viable long-term rental investment. Buy-and-hold Valued at €820,000, this property is overpriced against a fair value benchmark of €470,472, which represents a significant 42.6% discrepancy. The projected gross yield of 2.4% does not support a buy-and-hold strategy effectively, rendering it a less attractive option for long-term appreciation.
Potential Rent Loss The economic stability score of 75/100 suggests moderate risk in economic downturns, which may impact tenant stability rated at 78/100, potentially leading to vacancies or reduced rent collection.
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