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.
3-bedroom, 3-bathroom apartment of 144 m² on the 4th floor, built in 1999, energy rating D. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment includes electric shutters and thermally insulated double-glazed windows, enhancing energy efficiency and acoustic comfort in a central urban setting.
The valuation. The asking price of €489,000 exceeds the fair value of €376,158 by €112,842 (30.0%), indicating that the property is overpriced.
Fair value modelled at €376,158 from 6 comparable sales in the area. Asking €489,000 sits €112,842 (30.0%) above — overpriced versus fair value.
Asking €489,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €333,957 (€2,319/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 €333,957, adjusted for condition and micro-location, gives a modelled fair value of €376,158 (€2,612/m²), a €112,842 (30.0%) gap versus the €489,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 3a73a9 | Subject | €489,000 | €3,396 | — | 73 | 73 |
| travessa da Figueirôa | Active | €489,000 | €3,196 | 5.9% | 74 | 75 |
| rua de Serpa Pinto | Active | €355,000 | €2,773 | 18.3% | 75 | 80 |
| rua do Amial | Active | €375,000 | €2,451 | 27.8% | 72 | 75 |
| rua de Pinto Mourão | Active | €379,900 | €2,451 | 27.8% | 73 | 69 |
| Median comp | €377,450 | €2,612 | 23.1% | 74 | 75 |
Long-term rental This property is overpriced by 30.0% compared to its fair value of €376,158, limiting the potential for a fruitful long-term rental investment. With a gross yield of only 3.9% and a condition score of 76/100, the return on investment is not attractive in the current market environment. Buy-and-hold Given the 30.0% gap from fair value, investing in this property as a buy-and-hold strategy may not yield satisfactory returns in the long run. The neighbourhood's score of 73/100 and the overall economic conditions suggest that appreciation potential is limited, reinforcing the overpricing concern. Family rental The property is overpriced, making it less appealing as a family rental, particularly when considering the fair value of €376,158. With a gross yield of 3.9% and a condition rating of 76/100, the financial viability for family tenants may be compromised, affecting long-term leasing stability.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of vacancies, which could impact rental income and overall investment returns.
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