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 86 m², energy rating C. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: The apartment boasts two private balconies providing serene outdoor spaces and abundant natural light from dual solar-facing fronts, enhancing both relaxation and energy efficiency.
The valuation. The asking price of €600,000 sits significantly above fair value at €412,606, indicating an overpriced status of €187,394 (45.4%). This suggests potential buyers may want to reassess the investment.
Fair value modelled at €412,606 from 6 comparable sales in the area. Asking €600,000 sits €187,394 (45.4%) above — overpriced versus fair value.
Asking €600,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €391,492 (€4,552/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 €391,492, adjusted for condition and micro-location, gives a modelled fair value of €412,606 (€4,798/m²), a €187,394 (45.4%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 3a737d | Subject | €600,000 | €6,977 | — | 76 | 79 |
| rua Caetano de Melo | Active | €250,000 | €3,086 | 55.8% | 78 | 73 |
| parque da Lavandeira | Active | €360,000 | €4,091 | 41.4% | 75 | 65 |
| rua Espiridião de Sousa, 88 | Active | €275,000 | €2,865 | 58.9% | 82 | 70 |
| Santa Marinha e São Pedro da Afurada · 3d96b9 | Active | €600,000 | €5,941 | 14.9% | — | 72 |
| Median comp | €317,500 | €3,589 | 48.6% | 78 | 71 |
Long-term rental The property is overpriced at €600,000, representing a 45.4% gap from its fair value of €412,606, which could hinder long-term rental profitability. With a gross yield of only 2.5%, the investment does not align with market expectations for returns in the Porto region. Short-term vacation rental Given its current asking price, the property is not positioned favorably for short-term vacation rental, being significantly above fair value. The 2.5% gross yield suggests insufficient income potential given the competitive landscape of Porto's vacation rental market. Student housing At €600,000, the property is well above its fair value, limiting its attractiveness for student housing investment. The potential yield of 2.5% fails to reflect the competitive rental rates typically sought in the student housing sector within Porto. Not ideal for: Luxury market, Value-add renovation
Potential tenant turnover The tenant stability score of 70/100 suggests there's a moderate risk of turnover, which could lead to increased vacancy periods and potential loss of rental income.
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