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, 1-bathroom apartment of 50 m² on the 3rd floor, built in 2025, energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment offers unobstructed views of Porto City Hall, enhancing its appeal in a vibrant cultural hub, perfect for those valuing both aesthetics and lifestyle.
The valuation. The asking price of €365,000 exceeds the fair value of €285,443 by €79,557, or 27.9%. This property is considered overpriced, indicating a significant gap between market expectations and actual value.
Fair value modelled at €285,443 from 6 comparable sales in the area. Asking €365,000 sits €79,557 (27.9%) above — overpriced versus fair value.
Asking €365,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €271,587 (€5,432/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €271,587, adjusted for condition and micro-location, gives a modelled fair value of €285,443 (€5,709/m²), a €79,557 (27.9%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · d74862 | Subject | €365,000 | €7,300 | — | 80 | 80 |
| rua da Alegria | Active | €297,000 | €5,604 | 23.2% | 85 | 78 |
| rua Campo dos Mártires da Pátria, 145 | Active | €399,000 | €6,333 | 13.2% | 80 | 76 |
| travessa da Senhora da Conceição, 374 | Active | €270,000 | €6,000 | 17.8% | 75 | 76 |
| praça dos Poveiros | Active | €250,000 | €5,814 | 20.4% | 80 | 83 |
| Median comp | €283,500 | €5,907 | 19.1% | 80 | 77 |
Long-term rental This property, priced at €365,000, is overpriced with a fair value of €285,443, leading to a significant gap of 27.9%. While the gross yield of 3.2% provides a baseline for returns, the elevated price point diminishes its attractiveness for sustained long-term rental income. Student housing At €365,000, this one-bed apartment is significantly above its fair value of €285,443, indicating it is overpriced by 27.9%. The 3.2% gross yield may appeal to investors, but the high price makes it challenging to justify for student accommodation needs in Porto. Buy-and-hold With a fair value of €285,443 and the current listing at €365,000, this property is overpriced by 27.9%, which could hinder long-term capital appreciation. The 3.2% yield is modest in relation to the investment required, suggesting that a buy-and-hold strategy may not be optimized under these conditions.
Potential economic downturn: With both economic stability and tenant stability scores at 80/100, there is a risk that a slight economic downturn could lead to increased vacancies or rent reductions, impacting cash flow stability.
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