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 121 m² on the 3rd floor, built in 2012, energy rating C. Located on rua General Norton de Matos, 322, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features a bright social area with large windows overlooking General Norton de Matos Street, enhancing the living experience with picturesque city views.
The valuation. The asking price of €535,000 is significantly above the fair value of €438,870, presenting a discrepancy of €96,130 (21.9%). This property is overpriced based on current market conditions.
Fair value modelled at €438,870 from 6 comparable sales in the area. Asking €535,000 sits €96,130 (21.9%) above — overpriced versus fair value.
Asking €535,000 versus the rua General Norton de Matos, 322 area baseline of €389,827 (€3,222/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €389,827, adjusted for condition and micro-location, gives a modelled fair value of €438,870 (€3,627/m²), a €96,130 (21.9%) gap versus the €535,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua General Norton de Matos, 322 | Subject | €535,000 | €4,421 | — | 72 | 75 |
| urbanização Vila Universitária Hospital São João | Active | €385,000 | €3,598 | 18.6% | 78 | 72 |
| Custóias, Leça do Balio e Guifões · 4b96c4 | Active | €360,000 | €2,927 | 33.8% | 73 | 77 |
| rua de Adolfo Casais Monteiro, 49 | Active | €375,000 | €4,167 | 5.8% | 70 | 79 |
| Santa Marinha e São Pedro da Afurada · 911795 | Active | €319,000 | €2,532 | 42.7% | 76 | 76 |
| Median comp | €367,500 | €3,263 | 26.2% | 75 | 77 |
Long-term rental The 2-bed apartment in Porto, priced at €535,000, is overpriced by 21.9% compared to its fair value of €438,870, limiting potential returns for long-term rental strategies. With a gross yield of only 2.9%, the investment may not generate sufficient income to outweigh the higher purchase price. Buy-and-hold In considering a buy-and-hold strategy, the property’s valuation at €535,000, which exceeds the fair value by 21.9%, poses a significant risk to investment appreciation over time. The moderate condition rating of 70/100 further underscores concerns that costs associated with maintenance or upgrades may diminish overall profitability. Family rental Though located in a neighbourhood with decent amenities and public transport, the apartment's price of €535,000 stands 21.9% above its fair value, making it a less attractive option for family rentals. The modest gross yield of 2.9% suggests limited cash flow potential, which may deter families seeking affordable housing options.
Moderate tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of moderate turnover, which can affect rental income continuity and increase costs related to tenant leasing and property management.
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