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.
2-bedroom, 2-bathroom apartment of 79 m², built in 2023, energy rating B. Located on rua de Santa Catarina, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment's private terrace offers a rare outdoor space in a bustling central area, enhancing the urban living experience with both convenience and tranquility.
The valuation. The asking price of €385,000 is significantly above its fair value of €297,155, representing an overvaluation of €87,845 (22.8%). Therefore, this property is considered overpriced. Buy-to-flip angle. A buy-to-flip strategy could focus on targeting improvements in aesthetic appeal and functionality to increase resale value, though the high initial cost may limit profit potential. Buy-to-let angle. The estimated rental income of €1,251/month indicates a gross yield of 3.9%, making it a viable option for long-term rental, though the yield is relatively modest given the pricing.
Fair value modelled at €297,155 from the area baseline, adjusted for condition and location. Asking €385,000 sits €87,845 (22.8%) above — overpriced versus fair value.
Asking €385,000 versus the rua de Santa Catarina area baseline of €259,278 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 87 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Santa Catarina
Area baseline €259,278 + condition +€9,875 + location +€28,002 = modelled fair value of €297,155 (€3,761/m²), a €87,845 (22.8%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Catarina | Subject | €385,000 | €4,873 | — | 80 | 77 |
| rua da Pena | Active | €650,000 | €5,200 | 6.7% | 85 | 80 |
| rua do Lugarinho | Active | €335,000 | €3,526 | 27.6% | 80 | 74 |
| rua do Lugarinho | Active | €335,000 | €3,526 | 27.6% | 80 | 71 |
| alameda Doctor Barbeito de Sousa | Active | €375,000 | €2,660 | 45.4% | 85 | 68 |
| Median comp | €355,000 | €3,526 | 27.6% | 83 | 73 |
Long-term rental The current asking price of €385,000 exceeds the fair value of €297,155, indicating that the property is overpriced by 22.8%. With a gross yield of 3.9% and a condition rating of 85/100, the potential returns may not justify the high cost of entry. Buy-and-hold While Porto has robust urban infrastructure, the property's price point suggests it is not positioned for appreciable long-term gains, as it is overpriced compared to its fair value. An investment in this apartment at €385,000 could lead to suboptimal returns given its current yield and high entry price. Family rental The safe and well-connected neighbourhood adds appeal for family renters; however, the property is listed at a price that is 22.8% above fair value. This premium could limit profitability and the long-term viability of renting to families in the area. Not ideal for short-term rental In light of the overpriced nature of this apartment, pursuing a short-term rental strategy is not advisable. The premium pricing could hinder consistent occupancy and yield in the competitive short-term market in Porto.
Tenant Default Risk With a tenant stability score of 70/100, there is a reasonable risk of potential tenant defaults, impacting cash flow.
