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, 3-bathroom apartment of 132 m², energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment's private garden offers unobstructed river views, coupled with direct visual access to the condominium's pool, creating a rare blend of tranquility and urban convenience.
The valuation. The asking price of €1,100,000 significantly exceeds the fair value of €499,978 by €600,022, placing it at 54.5% overpriced. This premium raises concerns about the potential for appreciation in a competitive real estate market.
Fair value modelled at €499,978 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €600,022 (54.5%) above — overpriced versus fair value.
Asking €1,100,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €482,988 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 85 · 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 €482,988 + condition +€16,500 + location +€50,254 = modelled fair value of €499,978 (€3,788/m²), a €600,022 (54.5%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 28b887 | Subject | €1,100,000 | €8,333 | — | 82 | 79 |
| Lordelo do Ouro e Massarelos · 956a9f | Active | €900,000 | €7,826 | 6.1% | 78 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 82c7e9 | Active | €490,000 | €6,447 | 22.6% | 80 | 71 |
| Canidelo · b7b4ed | Active | €850,000 | €6,746 | 19.0% | 88 | 71 |
| rua do Almada, 559 | Active | €620,000 | €5,636 | 32.4% | 78 | 74 |
| Median comp | €735,000 | €6,597 | 20.8% | 79 | 73 |
Long-term rental The property appears overpriced with a significant gap of 54.5% above the fair value of €499,978, which limits the potential for attractive long-term returns. Additionally, a low yield of 1.8% suggests that this investment would provide minimal cash flow relative to the purchase price. Short-term vacation rental Given the current listing price of €1,100,000, the property is overpriced compared to its fair value, making it a less favorable option for short-term rental strategies. The yield of 1.8% also reflects poor financial justification for the high capital investment required for short-term rental operations. Buy-and-hold With the property priced 54.5% above its fair value, it may not present a sound investment for a buy-and-hold strategy aimed at long-term capital appreciation. The low yield of 1.8% offers little incentive to hold onto an asset that is currently overpriced in a competitive market.
Tenant turnover risk High tenant turnover could be a concern due to the tenant stability score of 75/100, which may lead to increased vacancy rates and associated costs.
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