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, 0-bathroom apartment of 61 m² on the 5th floor, energy rating D. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features unobstructed views of Porto, enhancing its appeal, and includes a dedicated parking space and storage room for added convenience.
The valuation. The asking price of €388,000 exceeds the fair value of €333,887 by €54,113 (16.2%), indicating that the property is overpriced in the current market. This discrepancy raises concerns for potential investors seeking immediate equity. Buy-to-flip angle. The strategy for resale could involve minor renovations leveraging the property's quality finishes to enhance market appeal, ensuring a competitive edge among similar listings. Targeting a quick sell could yield a profit if market conditions favor such flips. Buy-to-let angle. With an estimated gross yield of 3.2% through long-term rental at approximately €1,035 monthly, this property could serve as a steady source of income. The location's access to Porto amenities enhances its attractiveness for family rentals.
Fair value modelled at €333,887 from 6 comparable sales in the area. Asking €388,000 sits €54,113 (16.2%) above — overpriced versus fair value.
Asking €388,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €316,188 (€5,183/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €316,188, adjusted for condition and micro-location, gives a modelled fair value of €333,887 (€5,474/m²), a €54,113 (16.2%) gap versus the €388,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 5ed0e2 | Subject | €388,000 | €6,361 | — | 72 | 71 |
| rua Álvares Cabral | Active | €340,000 | €6,667 | 4.8% | 75 | 68 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 49b8a5 | Active | €445,000 | €5,563 | 12.5% | — | 77 |
| rua Costa Cabral | Active | €297,000 | €4,125 | 35.1% | 76 | 71 |
| rua Vitorino Nemésio | Active | €279,000 | €5,264 | 17.2% | 72 | 71 |
| Median comp | €318,500 | €5,414 | 14.9% | 75 | 71 |
Long-term rental The property, priced at €388,000, is currently 16.2% above its fair value of €333,887, indicating that it may not provide a competitive return in the long-term rental market. With a gross yield of only 3.2%, this investment lacks the financial appeal typically sought by long-term rental investors. Family rental At a listing price of €388,000, the apartment is overpriced by 16.2% compared to its fair value of €333,887, which can hinder affordability for potential family tenants. Given the gross yield of 3.2%, family rental investors may find better opportunities in this competitive market. Buy-and-hold This property is priced at €388,000, representing a 16.2% premium over its fair value, thus diminishing its potential for appreciation in the buy-and-hold strategy. The 3.2% gross yield fails to align with typical buy-and-hold investor expectations for solid long-term returns.
Tenant turnover risk: With a tenant stability score of 65/100, there is a notable risk of frequent tenant turnover which may lead to increased vacancy periods and higher leasing costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
