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 4th floor, built in 1989, energy rating F. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment includes a versatile +1 division, ideal for an office, enhancing its functionality in a vibrant neighborhood with convenient access to local amenities and transportation.
The valuation. The asking price of €299,000 is significantly higher than the fair value of €240,386, representing a €58,614 premium (24.4%). This property is overpriced relative to its assessed market value.
Fair value modelled at €240,386 from 6 comparable sales in the area. Asking €299,000 sits €58,614 (24.4%) above — overpriced versus fair value.
Asking €299,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €311,109 (€3,457/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 is below the parish average, reducing 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 €311,109, adjusted for condition and micro-location, gives a modelled fair value of €240,386 (€2,671/m²), a €58,614 (24.4%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 1626da | Subject | €299,000 | €3,322 | — | 40 | 78 |
| rua do Falcão | Active | €225,000 | €2,813 | 15.3% | 42 | 71 |
| rua Sacadura Cabral | Active | €190,000 | €2,375 | 28.5% | 50 | 71 |
| rua do Gerês, 58 | Active | €319,000 | €2,874 | 13.5% | 45 | 78 |
| Campanhã · ba5930 | Active | €215,000 | €2,529 | 23.9% | 38 | 74 |
| Median comp | €220,000 | €2,671 | 19.6% | 44 | 73 |
Long-term rental Despite the strong housing market in central Porto, this 2-bed apartment is overpriced by 24.4% compared to its fair value, limiting potential returns for long-term rental investors. The 5% gross yield does not compensate for the elevated initial investment required in this market. Buy-and-hold Being an investment in an overpriced asset, the 24.4% gap from fair value reduces the potential for capital appreciation in the long run. With a condition rating of 43/100, additional costs for renovations could further diminish overall returns on a buy-and-hold strategy. Short-term vacation rental While the neighbourhood's score of 78/100 indicates appealing amenities for tourists, the property’s significant overpricing presents a challenge for covering costs and achieving profitability. The potential for decent occupancy rates may not justify the inflated listing price, making this strategy less attractive. Not ideal for The property is not suitable for the luxury market due to its condition rating of 43/100. Additionally, the variability in nearby educational facilities makes it less favorable for student housing investments.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 75/100, potentially increasing vacancy rates and affecting cash flow negatively.
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