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 69 m². Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features a spacious balcony of 7.5 m², enhancing outdoor connectivity and living space. The modern kitchen is equipped with contemporary fixtures, perfect for culinary enthusiasts.
The valuation. The asking price of €490,900 is significantly above the fair value of €342,884, representing an excess of €148,016 (43.2%). This property is considered overpriced based on current market conditions.
Fair value modelled at €342,884 from 6 comparable sales in the area. Asking €490,900 sits €148,016 (43.2%) above — overpriced versus fair value.
Asking €490,900 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €310,856 (€4,505/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €310,856, adjusted for condition and micro-location, gives a modelled fair value of €342,884 (€4,969/m²), a €148,016 (43.2%) gap versus the €490,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · cc9b33 | Subject | €490,900 | €7,114 | — | 88 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · d74a05 | Active | €365,000 | €5,615 | 21.1% | 75 | 78 |
| rua dos Mártires da Liberdade | Active | €275,000 | €5,189 | 27.1% | 80 | 82 |
| rua do Heroísmo, 20 | Active | €175,000 | €7,292 | 2.5% | 74 | 76 |
| rua da Fitela, 8 | Active | €254,000 | €3,528 | 50.4% | 80 | 80 |
| Median comp | €264,500 | €5,402 | 24.1% | 78 | 79 |
Long-term rental The property is currently overpriced at €490,900 with a fair value of €342,884, creating a significant gap of 43.2%. With a gross yield of only 2.9%, the investment is unlikely to appeal to long-term rental prospects given the high entry cost. Short-term vacation rental Despite the potential for short-term rentals in a vibrant urban center like Porto, this property’s price point at €490,900 is markedly above the fair valuation of €342,884. The yield of 2.9% does not justify the investment given the competitive short-term rental market in the area. Buy-and-hold In the buy-and-hold strategy, this property’s asking price of €490,900 is misaligned with its fair value of €342,884, leading to a 43.2% overvaluation. With a gross yield of 2.9%, the return on investment appears insufficient to warrant a long-term commitment in today's market.
Tenant turnover risk The tenant stability score of 70/100 indicates a possibility of higher tenant turnover, which may lead to increased vacancy rates and associated costs in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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