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.
4-bedroom, 3-bathroom apartment of 113 m² on the 1st floor, built in 1973, energy rating D. Located on avenida da França, 323, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property features an office space with abundant natural light, ideal for remote work, and offers a spacious sunroom that enhances the living experience.
The valuation. The asking price of €499,000 sits €96,124 (23.9%) above the fair value of €402,876, indicating the property is overpriced within the current market conditions.
Fair value modelled at €402,876 from 6 comparable sales in the area. Asking €499,000 sits €96,124 (23.9%) above — overpriced versus fair value.
Asking €499,000 versus the avenida da França, 323 area baseline of €400,825 (€3,547/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €400,825, adjusted for condition and micro-location, gives a modelled fair value of €402,876 (€3,565/m²), a €96,124 (23.9%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da França, 323 | Subject | €499,000 | €4,416 | — | 66 | 78 |
| Lordelo do Ouro e Massarelos · b7bf59 | Active | €550,000 | €3,819 | 13.5% | 63 | 75 |
| Aldoar, Foz Do Douro e Nevogilde · 001a96 | Active | €596,000 | €3,311 | 25.0% | 64 | 81 |
| Lordelo do Ouro e Massarelos · 15e0ba | Active | €549,000 | €3,894 | 11.8% | 70 | 80 |
| rua de Mota Pinto | Active | €780,000 | €3,900 | 11.7% | 75 | 71 |
| Median comp | €573,000 | €3,857 | 12.7% | 67 | 78 |
Long-term rental The property is currently overpriced at €499,000, reflecting a gap of 23.9% compared to its fair value of €402,876. With a gross yield of only 4% and a condition rating of 65/100, it may struggle to attract stable, long-term tenants in a competitive rental market. Short-term vacation rental At €499,000, this property is overpriced relative to its fair value, which is €402,876, resulting in a significant gap of 23.9%. The current gross yield of 4% does not justify the high listing price, particularly with the unit's condition rating of 65/100, making it less appealing for short-term rentals in the area. Family rental Priced at €499,000, this property is above its fair value of €402,876, creating a substantial price gap of 23.9%. While the neighborhood rating is decent at 78/100, the combination of an average condition rating and the overpriced listing could deter potential families looking for affordable housing options. Not ideal for student housing The property is priced at €499,000, which is significantly above its fair value of €402,876, leaving a 23.9% gap. Given the yield of 4% and the condition rating of 65/100, it is not attractive for student rentals in a market that typically favors affordability. Not ideal for luxury market The listing price of €499,000 is above the fair value of €402,876, marking a 23.9% disparity. The yield of 4% combined with an average condition rating suggests that this property does not meet the expectations typically sought after in the luxury segment of the market.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could affect rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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