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 94 m² on the 4th floor, energy rating C. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment boasts an enclosed balcony that enhances living space and natural light, seamlessly connecting the kitchen and living areas for optimal functionality.
The valuation. The asking price of €375,000 sits 8.1% above the fair value of €346,776. This suggests the property is priced reasonably but not below market expectations.
Fair value modelled at €346,776 from 4 comparable sales in the area. Asking €375,000 sits €28,224 (8.1%) above — overpriced versus fair value.
Asking €375,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €300,052 (€3,192/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €300,052, adjusted for condition and micro-location, gives a modelled fair value of €346,776 (€3,689/m²), a €28,224 (8.1%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 5e6094 | Subject | €375,000 | €3,989 | — | 75 | 81 |
| rua do Rosário | Active | €380,000 | €5,000 | 25.3% | 75 | 84 |
| Custóias, Leça do Balio e Guifões · 23f43a | Active | €299,900 | €2,803 | 29.7% | 76 | 70 |
| praceta Petit Quevilly | Active | €315,000 | €2,917 | 26.9% | 75 | 72 |
| rua da Boavista | Active | €348,000 | €4,462 | 11.8% | 70 | 78 |
| Median comp | €331,500 | €3,690 | 7.5% | 75 | 75 |
Long-term rental In the vibrant central Porto location, this 2-bed apartment presents a fair investment opportunity with a gross yield of 3.9%. The property's condition rating of 79/100 and the neighbourhood's rating of 81/100 suggest a stable environment for long-term tenants. Buy-and-hold With a fair value of €346,776, the apartment's current listing price of €375,000 reflects an 8.1% gap, indicating that this property is fairly priced for strategic holding. The low crime rates and high housing demand in the area further enhance the potential for property appreciation over time. Value-add renovation Although the apartment is currently priced at fair value, a strategic renovation could enhance its appeal, potentially increasing rental income and overall value. Given the good condition rating, targeted improvements could yield significant returns without excessive initial investment. Not ideal for This property is not suited for the luxury market, as its current valuation does not support premium positioning. Furthermore, its characteristics may not attract demand for short-term vacation rentals, limiting flexibility in rental strategies.
Tenant turnover risk High tenant turnover can occur with a tenant stability score of 75/100, indicating potential challenges in retaining long-term tenants and increased costs for vacancy and marketing.
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