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 duplex of 87 m², built in 2022, energy rating D. Located on rua de Santa Catarina, 623, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This duplex features a bright 5.7 m² balcony that enhances the living space and offers unobstructed views, fostering a tranquil urban retreat.
The valuation. The asking price of €490,000 is significantly higher than the fair value of €316,941, showing an overvaluation of €173,059 (35.3%). This property is overpriced and does not present a sound investment opportunity. Buy-to-flip angle. A buy-to-flip strategy could focus on renovations to enhance appeal, potentially allowing for a resale at a more competitive price, albeit still within a challenging market given its current pricing. Buy-to-let angle. With an estimated gross yield of 3% and rental income of €1,225/month, the buy-to-let strategy offers modest returns, presenting a less favorable long-term investment compared to other opportunities in the region.
Fair value modelled at €316,941 from the area baseline, adjusted for condition and location. Asking €490,000 sits €173,059 (35.3%) above — overpriced versus fair value.
Asking €490,000 versus the rua de Santa Catarina, 623 area baseline of €318,333 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 80 · Amenities 80 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua de Santa Catarina, 623
Area baseline €318,333 + condition +€8,564 + location +€22,843 = modelled fair value of €316,941 (€3,643/m²), a €173,059 (35.3%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Catarina, 623 | Subject | €490,000 | €5,632 | — | 78 | 70 |
| travessa de Quinta dos Cubos | Active | €289,000 | €2,513 | 55.4% | 75 | 70 |
| parque da Lavandeira | Active | €360,000 | €4,091 | 27.4% | 75 | 65 |
| rua dos Vanzeleres, 400 | Active | €420,000 | €6,087 | 8.1% | 80 | 75 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 99f3c6 | Active | €225,000 | €5,625 | 0.1% | 80 | 80 |
| Median comp | €324,500 | €4,858 | 13.7% | 78 | 73 |
Long-term rental This property is overpriced at €490,000, representing a 35.3% gap above its fair value of €316,941, yielding a modest 3% gross. Given the urban characteristics of Porto, the potential for long-term rental income faces limitations due to its inflated price relative to perceived value. Buy-and-hold While the location in Porto has urban amenities that typically support appreciation, the property’s current price does not align with its fair value, marking it as overpriced. Investors may find it challenging to justify a buy-and-hold strategy when the entry cost is 35.3% higher than what is deemed fair. Student housing Targeting student housing may have promise given Porto’s educational institutions, but the significant price overvaluation of this duplex at €490,000 makes it a less attractive option for investment. The high purchase price compromises potential rental yields and overall investment viability in a market designed for more affordable accommodations.
Economic Dependency Risk The property may be vulnerable to economic downturns as indicated by a moderate economic stability score of 70/100, and coupled with a tenant stability score of 60/100, this suggests potential tenant turnover and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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