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 115 m², built in 1977, energy rating D. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Located in the vibrant Arts District, this apartment benefits from excellent sun exposure with two balconies, enhancing both natural light and outdoor living space.
The valuation. The asking price of €440,000 sits €34,421 (7.8%) above the fair value of €405,579, indicating that this property is overpriced. As such, buyers should proceed with caution in negotiations.
Fair value modelled at €405,579 from the area baseline, adjusted for condition and location. Asking €440,000 sits €34,421 (7.8%) above — overpriced versus fair value.
Asking €440,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €377,430 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 85 · 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 €377,430 + condition -€15,633 + location +€43,782 = modelled fair value of €405,579 (€3,527/m²), a €34,421 (7.8%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 0dceea | Subject | €440,000 | €3,826 | — | 65 | 79 |
| rua do Marquês de Sá da Bandeira | Active | €293,000 | €3,052 | 20.2% | 65 | 68 |
| rua Aires de Ornelas | Active | €329,500 | €3,295 | 13.9% | 65 | 73 |
| rua Aires de Ornelas | Active | €329,500 | €3,295 | 13.9% | 70 | 75 |
| avenida da Boavista | Active | €325,000 | €3,421 | 10.6% | 75 | 79 |
| Median comp | €327,250 | €3,295 | 13.9% | 68 | 74 |
Long-term rental The property in Cedofeita is priced at €440,000, which exceeds the fair value of €405,579, indicating it is overpriced by 7.8%. With a gross yield of 3.6%, this investment may not deliver adequate returns when considering the higher acquisition cost. Buy-and-hold With the property valued at €440,000 against a fair value of €405,579, it is overpriced, suggesting investors should be cautious about long-term appreciation expectations. The property is in a desirable neighborhood with a score of 79/100, but the inflated price may limit future profitability. Short-term vacation rental Currently listed at €440,000, the property is priced above its fair value, making it an overpriced option for a short-term vacation rental. Although the neighborhood's amenities and safety ratings are strong, the high initial investment could lead to lower-than-expected returns in the competitive rental market.
Tenant turnover risk With a tenant stability score of 75/100, there is a 25% chance that tenants may vacate, potentially leading to increased vacancy rates and lost rental income.
