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 99 m² on the 3rd floor, built in 2003, energy rating B. Located on rua de Santa Catarina, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This unique property features dual independent entrances, allowing for flexible living arrangements and the potential for increased rental income.
The valuation. The asking price of €320,000 sits €47,369 above fair value, representing a 17.4% premium. This suggests that the property is overpriced in comparison to its assessed fair value of €272,631.
Fair value modelled at €272,631 from 6 comparable sales in the area. Asking €320,000 sits €47,369 (17.4%) above — overpriced versus fair value.
Asking €320,000 versus the rua de Santa Catarina area baseline of €276,806 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €276,806, adjusted for condition and micro-location, gives a modelled fair value of €272,631 (€2,754/m²), a €47,369 (17.4%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Catarina | Subject | €320,000 | €3,232 | — | 70 | 84 |
| rua do Zambeze, 74 | Active | €128,000 | €2,133 | 34.0% | 74 | 73 |
| rua do Lugarinho | Active | €335,000 | €3,526 | 9.1% | 80 | 71 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 6d53d8 | Active | €350,000 | €3,153 | 2.4% | 75 | 76 |
| praça das Flores | Active | €475,000 | €2,351 | 27.3% | 70 | 75 |
| Median comp | €342,500 | €2,752 | 14.9% | 75 | 74 |
Long-term rental The property is priced at €320,000, representing a 17.4% premium over the fair value of €272,631, indicating it is overpriced for long-term rental purposes. With a gross yield of 5% in a neighborhood rated 84/100, investors may find better opportunities elsewhere with a more favorable return on investment. Buy-and-hold Considering the asking price of €320,000 exceeds fair market value, it presents a significant risk for a buy-and-hold investment strategy. While the area has an excellent neighborhood score of 84/100, the property price does not justify the investment in the current market conditions. Family rental Valued at €320,000, this apartment is overpriced relative to its fair market value of €272,631, creating potential challenges for family rental viability. Although the neighborhood offers good access to schools and amenities, the elevated price diminishes its attractiveness for family-oriented tenants seeking reasonable rental options.
Economic downturn potential With an economic stability score of 80/100, there is a risk that economic fluctuations could impact tenant retention and rental income, particularly if scores drop significantly.
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