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 89 m², energy rating B. Located on praça da República, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features a unique mezzanine area that can serve multiple purposes and enhances its spaciousness, while original staircase access maintains the building's historical charm.
The valuation. The asking price of €489,000 sits €155,399 above the fair value of €333,601, indicating that the property is overpriced by 31.8%. This discrepancy suggests a cautious approach for potential buyers.
Fair value modelled at €333,601 from the area baseline, adjusted for condition and location. Asking €489,000 sits €155,399 (31.8%) above — overpriced versus fair value.
Asking €489,000 versus the praça da República area baseline of €292,098 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 88 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praça da República
Area baseline €292,098 + condition +€11,125 + location +€30,378 = modelled fair value of €333,601 (€3,748/m²), a €155,399 (31.8%) gap versus the €489,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da República | Subject | €489,000 | €5,494 | — | 85 | 76 |
| rua da Vitória, 152 | Active | €490,000 | €5,632 | 2.5% | 85 | 81 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 6d536f | Active | €820,000 | €6,357 | 15.7% | 80 | 75 |
| Lordelo do Ouro e Massarelos · 956a9f | Active | €900,000 | €7,826 | 42.4% | 78 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · bf2a3f | Active | €820,000 | €6,357 | 15.7% | 75 | 74 |
| Median comp | €820,000 | €6,357 | 15.7% | 79 | 76 |
Long-term rental Given the gross yield of 3.1%, the potential returns from this property fall short, especially in relation to its listing price of €489,000 versus a fair value of €333,601, indicating it is overpriced by 31.8%. The neighborhood rating of 76/100 suggests decent demand, but the inflated price may limit profitability and tenant affordability in the long run. Buy-and-hold With a listing price significantly above its fair value, this property presents potential long-term appreciation challenges; any growth would need to offset the current 31.8% gap marking it as overpriced. While the condition score of 83/100 is favorable, the high entry price could restrict overall investment returns. Family rental Families seeking stable rental options may be deterred by the higher-than-justified price point of €489,000, which represents a 31.8% mark-up over fair value. Even with a strong neighborhood score of 76/100, this property’s overpriced nature could limit its attractiveness to budget-conscious tenants.
Economic Volatility Risk With an economic stability score of 80/100, there remains a moderate risk of downturns affecting tenant demand, especially if local market conditions change unexpectedly.
