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 104 m² on the 5th floor. Located on rua de São João, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Notable Features: This apartment offers a unique layout allowing for multiple independent uses, enhancing its appeal in the short-term rental market within a UNESCO World Heritage area. Local Amenities: Located near major cultural attractions, it promises high tourist foot traffic, crucial for potential investment returns.
The valuation. The asking price of €349,500 is considerably above the fair value of €258,369, leading to an overpriced verdict of €91,131 (35.3%). This discrepancy highlights the need for caution in potential investment decisions.
Fair value modelled at €258,369 from 6 comparable sales in the area. Asking €349,500 sits €91,131 (35.3%) above — overpriced versus fair value.
Asking €349,500 versus the rua de São João area baseline of €288,423 (€2,773/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €288,423, adjusted for condition and micro-location, gives a modelled fair value of €258,369 (€2,484/m²), a €91,131 (35.3%) gap versus the €349,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São João | Subject | €349,500 | €3,361 | — | 58 | 80 |
| Mafamude e Vilar do Paraíso · efdd56 | Active | €175,000 | €2,333 | 30.6% | 65 | 73 |
| Mafamude e Vilar do Paraíso · ba3d6b | Active | €179,000 | €1,904 | 43.3% | 58 | 78 |
| rua de Latino Coelho | Active | €270,000 | €3,000 | 10.7% | 65 | 71 |
| Bonfim · bf2a2d | Active | €150,000 | €2,885 | 14.2% | — | 79 |
| Median comp | €177,000 | €2,609 | 22.4% | 65 | 76 |
Long-term rental This property, priced at €349,500, is positioned 35.3% above its fair value of €258,369, indicating it is overpriced for a long-term rental strategy. While the 5.1% gross yield is decent, the overvaluation diminishes the potential for sustainable returns in this segment. Buy-and-hold Investing in a buy-and-hold strategy for this 2-bed apartment seems unwise, as its listing price significantly exceeds the fair value by over 35%. The combined factors of a fair yield and a condition rating of 63/100 do not justify proceeding with this investment under current market conditions. Family rental As a family rental, this property also falls short due to its overpriced listing, making it an unfit investment for discerning families seeking value. Even though the neighborhood boasts an 80/100 rating for amenities, the price point could deter potential long-term tenants looking for value for their money.
Economic Sensitivity Risk The property may face challenges during economic downturns due to a 20% gap between its economic stability score of 80/100 and the average threshold of 100/100 for robust investment environments.
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