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.
1-bedroom, 1-bathroom apartment of 47 m² on the 2nd floor, energy rating E. Located on rua de José Falcão, 8, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property features premium sound insulation, ensuring a tranquil living experience despite its central location in a vibrant Porto neighborhood.
The valuation. The asking price of €270,000 is significantly above the fair value of €237,092, representing an overpricing of €32,908 (13.9%). This disparity suggests a lack of attractiveness for savvy investors seeking fair market opportunities.
Fair value modelled at €237,092 from 6 comparable sales in the area. Asking €270,000 sits €32,908 (13.9%) above — overpriced versus fair value.
Asking €270,000 versus the rua de José Falcão, 8 area baseline of €222,887 (€4,742/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €222,887, adjusted for condition and micro-location, gives a modelled fair value of €237,092 (€5,045/m²), a €32,908 (13.9%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de José Falcão, 8 | Subject | €270,000 | €5,745 | — | 80 | 78 |
| Bonfim · 6a9141 | Active | €219,000 | €5,093 | 11.3% | 75 | 75 |
| rua da Alegria | Active | €229,000 | €4,404 | 23.3% | 76 | 75 |
| praça da República | Active | €249,800 | €4,996 | 13.0% | 75 | 77 |
| largo de Alberto Pimentel | Active | €249,800 | €4,996 | 13.0% | 73 | 76 |
| Median comp | €239,400 | €4,996 | 13.0% | 75 | 76 |
Long-term rental The current listing price of €270,000 far exceeds the fair value of €237,092, indicating the property is overpriced. With a gross yield of only 4.3%, this strategy may not provide sufficient returns to justify the investment cost. Buy-and-hold Given the 13.9% gap from fair value, holding onto this property does not seem financially prudent and reflects its overpriced status. Hence, the long-term capital appreciation potential may be compromised, posing a risk to investors seeking stable growth. Family rental With the property valued higher than its fair value, potential returns in the family rental market are likely to be limited. The advantageous condition and neighbourhood ratings are overshadowed by the excessive price, making it less appealing for family tenants. Short-term vacation rental This property’s inflated price makes it unsuitable for the short-term vacation rental strategy, as the initial investment is not aligned with rental potential. The current listing does not support the expected seasonal demand needed for profitability in this segment. Student housing Investing in this property as student housing is challenged by its overpriced valuation, which may limit the return on investment. The competitive rental market for students typically requires properties to be competitively priced, which this listing is not.
Economic downturn risk A sudden economic downturn could adversely affect tenant stability, as indicated by a 70/100 score, potentially leading to higher vacancy rates and lower rental income, even with a solid economic stability score of 80/100.
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