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 90 m² on the 3rd floor, energy rating B. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This duplex features a balcony and terrace, enhancing outdoor living space, while the ability to customize the fitout offers opportunities for personal design.
The valuation. The asking price of €385,000 sits €13,184 (3.5%) above the fair value of €371,816, indicating a fair price for this property within the current market context.
Fair value modelled at €371,816 from 6 comparable sales in the area. Asking €385,000 sits €13,184 (3.5%) above — overpriced versus fair value.
Asking €385,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €339,016 (€3,767/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €339,016, adjusted for condition and micro-location, gives a modelled fair value of €371,816 (€4,131/m²), a €13,184 (3.5%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · efdc2d | Subject | €385,000 | €4,278 | — | 73 | 73 |
| Paranhos · f46bc3 | Active | €397,000 | €4,315 | 0.9% | 80 | 73 |
| rua do Doutor Pedro Augusto Ferreira, 61 | Active | €345,000 | €3,876 | 9.4% | 75 | 77 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 190827 | Active | €450,000 | €3,947 | 7.7% | 80 | 79 |
| rua de Trás, 31 | Active | €449,000 | €4,989 | 16.6% | 75 | 83 |
| Median comp | €423,000 | €4,131 | 3.4% | 78 | 78 |
Long-term rental The property shows a gross yield of 3.6%, which aligns with demand for long-term rentals in the vibrant heart of Porto. With a fair value closely aligned with the listing price, it presents a stable investment opportunity in a desirable urban area with good tenant quality. Family rental Given the 90m² space, this property is well-suited for families looking for central accommodation in Porto. Although it has a fair valuation, the current rental market conditions suggest steady demand, making it suitable for family tenancies without the viability of luxury positioning. Short-term vacation rental Despite its appealing urban location, the property does not align well with the short-term vacation rental strategy due to its pricing and condition ratings. The fair value indicates it might not attract the higher yields typically expected from short-term rentals, making this approach less favorable compared to other investment strategies.
Potential Economic Downturn The economic stability score of 80/100 suggests a strong economy, but an unforeseen downturn could negatively affect tenant stability rated at 75/100, leading to increased vacancy rates.
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