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 128 m², energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment includes integrated smart home technology and high-end fixtures, enhancing both convenience and energy efficiency in daily living. Location Highlights: Situated in a vibrant district known for its cultural landmarks and culinary scene, it offers unmatched urban convenience.
The valuation. The asking price of €670,000 is substantially above the fair value of €479,466, making it overpriced by €190,534 (28.4%). This suggests a lack of alignment with the current market conditions and pricing expectations.
Fair value modelled at €479,466 from the area baseline, adjusted for condition and location. Asking €670,000 sits €190,534 (28.4%) above — overpriced versus fair value.
Asking €670,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €420,096 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto
Area baseline €420,096 + condition +€14,000 + location +€45,370 = modelled fair value of €479,466 (€3,746/m²), a €190,534 (28.4%) gap versus the €670,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · ac9922 | Subject | €670,000 | €5,234 | — | 80 | 77 |
| rua do Lugarinho | Active | €335,000 | €3,526 | 32.6% | 80 | 74 |
| rua Santa Luzia | Active | €499,000 | €3,199 | 38.9% | 78 | 71 |
| rua da Ponte Nova, 13 | Active | €670,000 | €5,194 | 0.8% | 80 | 72 |
| rua do Lugarinho | Active | €335,000 | €3,526 | 32.6% | 80 | 71 |
| Median comp | €417,000 | €3,526 | 32.6% | 80 | 72 |
Long-term rental The property's relatively low yield of 2.6% indicates that it may not generate sufficient income relative to its high asking price of €670,000, which is 28.4% above the fair value of €479,466. Given the neighbourhood and condition ratings, the property may struggle to attract desirable long-term tenants due to its overpriced status. Buy-and-hold Investing in this property may not be advantageous given its current price point, which is significantly above its fair value. The potential for appreciation in this strong urban area of Porto could be limited by the existing gap, leading to a stagnant or declining investment. Family rental While the property is in a reasonably rated neighbourhood and has satisfactory features for families, its gross yield of 2.6% suggests a poor return for family rental purposes in relation to the purchase price. Additionally, the substantial gap from fair value indicates that prospective renters might be deterred by the high rental price needed to justify this investment. Not ideal for: The property is not suited for short-term vacation rental or student housing due to its overpriced status and low yield, limiting its profitability in these markets. Furthermore, it does not align with the expectations of the luxury market given its condition and pricing dynamics.
Economic downturn risk With an economic stability score of 80/100, while moderately strong, there remains a risk of potential downturns affecting overall property value and tenant demand, particularly with a tenant stability score of 70/100 indicating possible tenant turnover issues.
