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 €458,853 (€3,557/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 €458,853 + 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 |
| 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 |
| Oliveira do Douro · cfe035 | Active | €330,000 | €4,125 | 35.1% | 75 | 63 |
| rua do Breiner | Active | €649,000 | €5,743 | 9.6% | 88 | 73 |
| Median comp | €569,000 | €5,344 | 15.9% | 84 | 75 |
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.**
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
