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 apartment of 82 m². Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features a spacious 36.5m² balcony, ideal for outdoor living, and is situated in a meticulously renovated building that retains charming original stone elements.
The valuation. The asking price of €390,000 is significantly above the estimated fair value of €299,444, resulting in an overvaluation of €90,556, or 23.2%. This property can be classified as overpriced in the current market.
Fair value modelled at €299,444 from the area baseline, adjusted for condition and location. Asking €390,000 sits €90,556 (23.2%) above — overpriced versus fair value.
Asking €390,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €269,124 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 77 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 80 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto
Area baseline €269,124 + condition +€4,484 + location +€25,836 = modelled fair value of €299,444 (€3,652/m²), a €90,556 (23.2%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 023a6c | Subject | €390,000 | €4,756 | — | 80 | 74 |
| rua do Bonjardim S / N | Active | €379,000 | €3,296 | 30.7% | 80 | 83 |
| rua da Boavista | Active | €348,000 | €4,462 | 6.2% | 70 | 78 |
| Campanhã · 0900fd | Active | €385,000 | €3,348 | 29.6% | 87 | 80 |
| Campanhã · 090118 | Active | €365,000 | €3,411 | 28.3% | 85 | 78 |
| Median comp | €372,000 | €3,380 | 28.9% | 83 | 79 |
Long-term rental This property is overpriced at €390,000, with a fair value estimated at just €299,444, presenting a 23.2% gap that weighs heavily on the expected returns. The 3.5% gross yield may not be sustainable in the long run given the valuation, making it a less attractive option for potential long-term investors. Buy-and-hold Investing in this apartment for a buy-and-hold strategy is challenged by its 23.2% overvaluation compared to fair value, limiting potential appreciation in the property’s value over time. Additionally, while the area features robust amenities, the current yield of 3.5% suggests that the investment may not generate sufficient passive income to justify its inflated price. Family rental Although the neighborhood provides solid amenities, the property’s 23.2% overpricing puts family rental prospects at risk as affordability becomes a concern for potential tenants. The combination of a gross yield of 3.5% and a condition score of 79/100 indicates that while the apartment is maintained, its high purchase price may deter families looking for competitive rental options.
Tenant turnover risk The Tenant stability score of 65/100 suggests a potential for higher tenant turnover, which could negatively impact consistent cash flow from the property.
