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 89 m², energy rating G. Located on praça Republica Porto, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Unique Feature: The apartment boasts an independent 44 m² studio in the garden, providing additional living space with an en-suite bedroom and kitchenette, ideal for guests or rental income.
The valuation. The asking price of €700,000 significantly exceeds the fair value of €394,050, resulting in an overpricing of €305,950 (77.6%). This property does not represent a viable investment opportunity.
Fair value modelled at €394,050 from 6 comparable sales in the area. Asking €700,000 sits €305,950 (77.6%) above — overpriced versus fair value.
Asking €700,000 versus the praça Republica Porto area baseline of €344,979 (€3,876/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 €344,979, adjusted for condition and micro-location, gives a modelled fair value of €394,050 (€4,428/m²), a €305,950 (77.6%) gap versus the €700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Republica Porto | Subject | €700,000 | €7,865 | — | 80 | 82 |
| Paranhos · 3d976e | Active | €295,000 | €6,020 | 23.5% | — | 73 |
| rua da Firmeza, 88 | Active | €295,000 | €4,155 | 47.2% | 70 | 83 |
| rua Cidade de Bristol | Active | €317,500 | €7,216 | 8.3% | 80 | 71 |
| Santa Marinha e São Pedro da Afurada · 467f66 | Active | €265,000 | €3,786 | 51.9% | 74 | 75 |
| Median comp | €295,000 | €5,088 | 35.3% | 74 | 74 |
Long-term rental This property presents a gross yield of only 2.2%, which is below the market average, suggesting that the price may not justify the return potential for long-term rental income. Given the fair value of €394,050, the apartment is overpriced by 77.6%, indicating limited profitability in this strategy. Buy-and-hold Although the property is in a suburb of Porto with reasonable access to urban amenities, the significant gap from its fair value makes it an unwise buy-and-hold investment. The current asking price of €700,000 is not aligned with its fair valuation of €394,050, creating a high financial risk over the holding period. Family rental Despite its favorable condition score of 85/100 and a neighborhood rating of 82/100, the steep price makes this property less attractive for family rental purposes. The gap of 77.6% from fair value indicates a potentially unsustainable rental market for families given the high costs involved.
Economic Dependency Risk A high Economic Stability score of 85/100 suggests a reliance on a few key sectors which may pose a risk if economic shifts occur.
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