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, built in 2021, energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: The apartment boasts elegant Japanese-inspired glass partitions that enhance spatial fluidity and natural lighting, along with underfloor heating for year-round comfort.
The valuation. The asking price of €820,000 significantly exceeds the fair value of €470,755 by €349,245 (42.6%), indicating that the property is overpriced. Prospective buyers should carefully consider the valuation before proceeding.
Fair value modelled at €470,755 from the area baseline, adjusted for condition and location. Asking €820,000 sits €349,245 (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 €423,378 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto
Area baseline €423,378 + condition +€5,039 + location +€42,338 = modelled fair value of €470,755 (€3,649/m²), a €349,245 (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 · 6d536f | Subject | €820,000 | €6,357 | — | 80 | 75 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · bf2a3f | Active | €820,000 | €6,357 | 0% | 75 | 74 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 0901a7 | Active | €820,000 | €6,406 | 0.8% | 74 | 80 |
| praça da República | Active | €489,000 | €5,494 | 13.6% | 85 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 4a80ac | Active | €670,000 | €5,194 | 18.3% | 82 | 76 |
| Median comp | €745,000 | €5,926 | 6.8% | 79 | 76 |
Long-term rental The property is overpriced at €820,000, significantly exceeding the fair value of €470,755, creating a 42.6% gap that suggests limited upside potential. With a gross yield of only 2.4%, the investment does not align with typical long-term rental expectations in this market. Buy-and-hold Despite a favorable location near Porto with good demand and amenities, the property’s pricing at €820,000 is substantially above the fair value of €470,755. The anticipated long-term appreciation does not justify the high acquisition cost, making it a less attractive buy-and-hold opportunity. Family rental While the neighborhood scores well for tenant quality at 75/100, the €820,000 listing price remains excessively high compared to the fair value of €470,755, limiting potential revenue generation. The property's gross yield of 2.4% further indicates that it may not provide sufficient returns for family rental purposes under current market conditions.
Economic downturn risk A potential drop in economic stability from 80 to below 75 could adversely affect tenant retention rates, lowering the tenant stability score below its current 75.**
