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.
1-bedroom, 1-bathroom apartment of 83 m². Located on rua de Santa Catarina, 345, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features an expansive living area with original wooden beams and large windows, allowing for ample natural light and an inviting atmosphere.
The valuation. The asking price of €390,000 significantly exceeds the fair value of €272,619, representing an overpricing of €117,381 (30.1%). As such, buyers should approach this investment with caution. Buy-to-flip angle. Given the current condition rating of 55/100, a buy-and-flip strategy may require considerable renovations to upgrade basic fixtures, potentially allowing for resale at a higher price point. Buy-to-let angle. With a gross yield of 3.2%, the rental income strategy targets approximately €1,040 per month, making this a viable long-term investment despite the high asking price.
Fair value modelled at €272,619 from the area baseline, adjusted for condition and location. Asking €390,000 sits €117,381 (30.1%) above — overpriced versus fair value.
Asking €390,000 versus the rua de Santa Catarina, 345 area baseline of €272,406 (€3,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 58 · Materials 54 · Room dimensions 56). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Santa Catarina, 345
Area baseline €272,406 + condition -€25,938 + location +€26,151 = modelled fair value of €272,619 (€3,285/m²), a €117,381 (30.1%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Catarina, 345 | Subject | €390,000 | €4,699 | — | 58 | 74 |
| Santa Marinha e São Pedro da Afurada · 65a4a4 | Active | €160,000 | €3,200 | 31.9% | — | 75 |
| largo Alberto Pimentel | Active | €265,000 | €4,818 | 2.5% | 42 | 79 |
| rua Central de Francos S / N | Active | €180,000 | €3,600 | 23.4% | 60 | 70 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 0902f3 | Active | €175,000 | €3,431 | 27.0% | — | 72 |
| Median comp | €177,500 | €3,516 | 25.2% | 51 | 74 |
Long-term rental The 1-bed apartment in Cedofeita is currently listed at €390,000, which is 30.1% above its fair value of €272,619, making it overpriced for long-term rental investment. With a gross yield of only 3.2% and a condition score of 55/100, this property presents limited appeal for sustained cash flow. Family rental Despite its strong neighborhood rating of 74/100, the high listing price of €390,000 overshadows the potential benefits for family rental opportunities, indicating that the property is overpriced. Families seeking a comfortable living space may find better value in alternatives as this property fails to meet fair market expectations. Buy-and-hold At a listed price of €390,000, which significantly exceeds the fair value of €272,619, this apartment is considered overpriced, posing a risk for buy-and-hold strategies. Potential capital appreciation may not compensate for the initial overpayment, making it a less attractive long-term investment option.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant possibility of increased turnover, which could lead to higher vacancy rates and increased costs associated with finding new tenants.
