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, 2-bathroom apartment of 82 m², built in 2018, energy rating B. Located on rua do Sol, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property features an exceptional private terrace, providing a rare outdoor space in the heart of Porto's historic center, perfect for leisure or hosting guests.
The valuation. The asking price of €400,000 sits €27,404 (7.4%) above the fair value of €372,596, indicating that the property is fairly priced within the current market context.
Fair value modelled at €372,596 from 6 comparable sales in the area. Asking €400,000 sits €27,404 (7.4%) above — overpriced versus fair value.
Asking €400,000 versus the rua do Sol area baseline of €325,907 (€3,974/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 is above the parish average, lifting 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 €325,907, adjusted for condition and micro-location, gives a modelled fair value of €372,596 (€4,544/m²), a €27,404 (7.4%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Sol | Subject | €400,000 | €4,878 | — | 80 | 75 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 467e39 | Active | €270,000 | €3,699 | 24.2% | 78 | 81 |
| rua das Flores | Active | €425,000 | €3,761 | 22.9% | 80 | 80 |
| rua de Santa Catarina | Active | €385,000 | €4,873 | 0.1% | 80 | 77 |
| rua do Paraíso | Active | €399,000 | €4,988 | 2.2% | 80 | 80 |
| Median comp | €392,000 | €4,317 | 11.5% | 80 | 80 |
Long-term rental The property in Cedofeita offers a gross yield of 3.3%, aligning with the average rental performance in the region. The fair value of €372,596 suggests that despite the listing at €400,000, the potential for tenant demand remains stable given its desirable location. Buy-and-hold With a fair value gap of 7.4%, the property reflects a reasonable long-term appreciation potential within the growing Porto market. Holding this asset allows for steady rental income while benefitting from eventual market price adjustments towards fair value. Family rental Located in a neighbourhood that scores 75/100, this 1-bed apartment may appeal to families seeking longer-term rentals near Porto's amenities. The combination of a fair value price and decent yield makes it a suitable option for family-oriented tenants, although it may not cater to luxury preferences.
Economic Dependence Risk The property may face fluctuations in rental income due to a relatively lower Economic Stability score of 75, indicating potential vulnerabilities in the local economy despite a moderate Tenant Stability score of 70.
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