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.
4-bedroom, 3-bathroom apartment of 230 m² on the 9th floor, built in 1988, energy rating C. Located on rua de Gonçalo Cristóvão S / N, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property boasts unobstructed city views from large windows that enhance its modern design, while its proximity to cultural landmarks enriches the urban living experience.
The valuation. The asking price of €895,000 significantly exceeds the fair value of €622,080 by €272,920 (43.9%), indicating that the property is overpriced. This disparity may deter potential buyers seeking reasonable investments.
Fair value modelled at €622,080 from 6 comparable sales in the area. Asking €895,000 sits €272,920 (43.9%) above — overpriced versus fair value.
Asking €895,000 versus the rua de Gonçalo Cristóvão S / N area baseline of €505,568 (€2,198/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €505,568, adjusted for condition and micro-location, gives a modelled fair value of €622,080 (€2,705/m²), a €272,920 (43.9%) gap versus the €895,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Gonçalo Cristóvão S / N | Subject | €895,000 | €3,891 | — | 82 | 72 |
| rua dos Agros Moinhos | Active | €649,000 | €2,750 | 29.3% | 78 | 73 |
| rua do Agro de Moinhos | Active | €592,000 | €2,585 | 33.6% | 75 | 67 |
| rua Professor Carlos Teixeira | Active | €415,000 | €3,217 | 17.3% | 75 | 72 |
| rua do Agro de Moinhos | Active | €609,000 | €2,659 | 31.7% | 75 | 80 |
| Median comp | €600,500 | €2,705 | 30.5% | 75 | 73 |
Long-term rental The 4-bed apartment in Cedofeita is overpriced at €895,000, significantly above the fair value of €622,080, leading to a 43.9% gap. With a gross yield of only 3.8% and a decent condition score of 85/100, the returns fail to justify the high initial investment in the long-term rental market. Family rental In the context of family rentals, the property is overpriced at €895,000, as it does not align with the fair value of €622,080, creating a disconnect of 43.9%. Despite its neighborhood rating of 72/100, the elevated price limits accessibility for families seeking affordable housing options. Buy-and-hold The property presents an unattractive buy-and-hold opportunity given its overpriced listing of €895,000 versus a fair value of €622,080, resulting in a 43.9% disparity. With a gross yield of only 3.8%, investors should reconsider this strategy as the returns do not reflect the high cost of entry in the market.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of turnover and vacancy, potentially impacting cash flow.
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