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 90 m² on the 4th floor, built in 1962, energy rating D. Located on rua de Serpa Pinto, 261, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: The apartment enjoys a closed balcony accessed from the living room, enhancing usable space and providing opportunities for indoor gardening or relaxation in a central urban setting.
The valuation. The asking price of €388,000 exceeds the fair value of €289,201 by €98,799 (25.5%). This property is considered overpriced based on current market conditions.
Fair value modelled at €289,201 from the area baseline, adjusted for condition and location. Asking €388,000 sits €98,799 (25.5%) above — overpriced versus fair value.
Asking €388,000 versus the rua de Serpa Pinto, 261 area baseline of €329,310 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 42 · Materials 47 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de Serpa Pinto, 261
Area baseline €329,310 + condition -€41,625 + location +€35,446 = modelled fair value of €289,201 (€3,213/m²), a €98,799 (25.5%) gap versus the €388,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Serpa Pinto, 261 | Subject | €388,000 | €4,311 | — | 42 | 80 |
| rua Diogo Botelho, 137 | Active | €370,000 | €4,111 | 4.6% | 55 | 71 |
| praceta José Fernandes Caldas, 146 | Active | €285,000 | €2,689 | 37.6% | 40 | 79 |
| Bonfim · f361c9 | Active | €450,000 | €5,000 | 16.0% | 48 | 81 |
| rua Vale Formoso | Active | €200,000 | €3,333 | 22.7% | 60 | 69 |
| Median comp | €327,500 | €3,722 | 13.7% | 52 | 75 |
Long-term rental The property in Cedofeita, with a 3.4% gross yield, does not justify its listing price of €388,000 given the fair value of €289,201 and a striking 25.5% gap. Consequently, the potential for long-term rental income may not be sufficient to cover the premium being paid. Buy-and-hold Holding this property is unlikely to provide satisfactory appreciation or returns considering it is overpriced at €388,000, while fair value stands at €289,201. The investment may struggle to yield beneficial results over an extended period due to the sizable valuation gap. Short-term vacation rental Despite the property’s central location in Porto, its price of €388,000 is significantly higher than the fair value of €289,201, making it a less attractive option for short-term vacation rental. High operational costs may also diminish its profitability when purchased at such a premium. Not ideal for: This property is not well-suited for student housing or the luxury market due to its current overpriced status, which limits its attractiveness to these segments. The condition score of 45/100 further deteriorates its fit for premium offerings or long-term student accommodations.
Tenant departure risk With a tenant stability score of 75/100, there is a potential risk of increased turnover and vacancy rates, which could impact rental income and cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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