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 114 m², built in 2023, energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Property Features: This apartment offers a dedicated laundry room with natural light, enhancing functionality while the modern design creates a seamless flow between living areas.
The valuation. The asking price of €450,000 is significantly above the fair value of €402,000, marking an overvaluation of €48,000 (11.9%). This discrepancy suggests the property may not represent a sound investment opportunity for buyers.
Fair value modelled at €402,000 from 6 comparable sales in the area. Asking €450,000 sits €48,000 (11.9%) above — overpriced versus fair value.
Asking €450,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €357,442 (€3,135/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €357,442, adjusted for condition and micro-location, gives a modelled fair value of €402,000 (€3,526/m²), a €48,000 (11.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 190827 | Subject | €450,000 | €3,947 | — | 80 | 79 |
| largo da Lapa, 51 | Active | €420,000 | €5,000 | 26.7% | 77 | 78 |
| Lordelo do Ouro e Massarelos · b32a35 | Active | €490,000 | €4,949 | 25.4% | 88 | 78 |
| rua Santa Luzia | Active | €499,000 | €3,199 | 19.0% | 78 | 71 |
| rua Grémio da Prosperidade | Active | €375,000 | €2,586 | 34.5% | 77 | 73 |
| Median comp | €455,000 | €4,074 | 3.2% | 78 | 76 |
Long-term rental The 2-bed apartment in Cedofeita is currently priced at €450,000, which exceeds its fair value of €402,000 by 11.9%, indicating it is overpriced for long-term rental potential. With a gross yield of 4% and a neighborhood score of 79/100, the investment may not yield the expected returns over time due to the initial high acquisition cost. Family rental Although the property is located in a desirable area known for its amenities and employment opportunities, its listing price of €450,000 makes it overpriced compared to the fair valuation of €402,000. The gross yield of 4% may not attract families seeking affordable housing options given the elevated price point. Buy-and-hold The buy-and-hold strategy for this apartment is challenged by its current listing of €450,000, which shows an 11.9% premium over the fair value of €402,000, categorizing the investment as overpriced. While the property’s condition and neighborhood score are respectable at 79/100, the initial valuation limits long-term appreciation potential. Not ideal for Short-term vacation rental Given the current listing of €450,000, which is 11.9% above the fair value of €402,000, investing in short-term vacation rental for this apartment is not favorable as it is overpriced. Market demand fluctuates greatly in this sector and could further impact potential revenue negatively. Not ideal for Student housing With the current price of €450,000 being significantly above the fair value of €402,000, entering the student housing market with this apartment may result in negative cash flows, as it is overpriced. The cost would likely deter student renters who generally seek more affordable accommodation options.
Tenant Default Risk With a tenant stability score of 70/100, there is a significant risk of tenant turnover or default, potentially impacting cash flow stability.
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