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 45 m², built in 2024, energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features a private 3.5m² terrace, enhancing outdoor living space in Porto's Historic Center, perfect for relaxation or entertaining.
The valuation. The asking price of €269,000 is positioned above the fair value of €243,643, representing a surplus of €25,357 (10.4%). This aligns the property as fairly valued but indicates potential negotiation leeway.
Fair value modelled at €243,643 from 5 comparable sales in the area. Asking €269,000 sits €25,357 (10.4%) above — overpriced versus fair value.
Asking €269,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €236,476 (€5,255/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €236,476, adjusted for condition and micro-location, gives a modelled fair value of €243,643 (€5,414/m²), a €25,357 (10.4%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 1908b1 | Subject | €269,000 | €5,978 | — | 75 | 80 |
| Santa Marinha e São Pedro da Afurada · 1e6523 | Active | €220,000 | €5,946 | 0.5% | 73 | 80 |
| rua 31 de Janeiro | Active | €370,000 | €5,286 | 11.6% | 80 | 80 |
| rua Mouzinho da Silveira | Active | €379,000 | €5,414 | 9.4% | 72 | 74 |
| rua do Almada, 57 | Active | €485,000 | €6,139 | 2.7% | 80 | 72 |
| Median comp | €374,500 | €5,680 | 5.0% | 77 | 77 |
Long-term rental Given the strong urban housing demand in Porto, this 1-bed apartment can generate a stable long-term rental income with a gross yield of 4.2%. While the property holds potential, its listing price of €269,000 is already at the fair value benchmark, which should be closely monitored for sustainable investment. Buy-and-hold Investing in this apartment as a buy-and-hold strategy remains viable due to Porto's reputation as a cultural and economic hub, attracting a consistent influx of tenants. However, acquiring at the current price of €269,000 means the investment is in alignment with fair market value rather than an opportunity for immediate capital appreciation. Value-add renovation The property’s condition rating of 76/100 indicates that there is potential for improvement through value-add renovations, increasing its attractiveness and possibly rental income. However, with the current listing price reflecting fair value at €269,000, substantial renovation returns would need to be carefully calculated to justify the investment cost.
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant potential for tenant turnover, which could lead to increased vacancy rates and rental income fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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