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.
3-bedroom, 3-bathroom apartment of 125 m² on the 4th floor, built in 1985, energy rating C. Located on praça do Marquês a, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features three balconies, providing extensive views of the city, and includes two separate entrances that enhance convenience and accessibility.
The valuation. The asking price of €395,000 sits significantly above fair value, which is estimated at €343,536. This results in an overpriced assessment of €51,464 (15.0%).
Fair value modelled at €343,536 from 6 comparable sales in the area. Asking €395,000 sits €51,464 (15.0%) above — overpriced versus fair value.
Asking €395,000 versus the praça do Marquês a area baseline of €396,794 (€3,174/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €396,794, adjusted for condition and micro-location, gives a modelled fair value of €343,536 (€2,748/m²), a €51,464 (15.0%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Marquês a | Subject | €395,000 | €3,160 | — | 52 | 75 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 93717c | Active | €395,000 | €3,038 | 3.8% | 45 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 439199 | Active | €359,000 | €2,762 | 12.6% | 60 | 79 |
| Ramalde · 49b8bf | Active | €320,000 | €2,735 | 13.4% | 58 | 78 |
| rua de Godim, 791 | Active | €269,000 | €2,445 | 22.6% | 50 | 68 |
| Median comp | €339,500 | €2,749 | 13.0% | 54 | 77 |
Long-term rental The property is overpriced by 15% compared to its fair value, limiting the potential for attractive long-term rental returns. With a gross yield of 4.5% and a condition rating of 50/100, the investment may not justify its current listing price in the long run. Buy-and-hold Holding onto this property may not be a prudent strategy due to its 15% gap from fair value, which suggests that the price may not appreciate sufficiently over time. Additionally, while Porto offers a vibrant urban experience, the current pricing could hinder overall financial performance. Family rental Although the property is located in a city with low crime rates and good amenities, the 15% overpricing makes it less appealing for family rentals. Families often seek value, and unfortunately, the current asking price does not align with the fair market value, impacting desirability.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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