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.
3-bedroom, 2-bathroom apartment of 90 m² on the 1st floor, built in 1974. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. The apartment features two balconies, enhancing outdoor space, while its corner position ensures dual exposure, maximizing natural light throughout the living areas.
The valuation. The asking price of €319,900 sits €56,435 (21.4%) above the fair value of €263,465, suggesting that this property is overpriced in the current market.
Fair value modelled at €263,465 from 6 comparable sales in the area. Asking €319,900 sits €56,435 (21.4%) above — overpriced versus fair value.
Asking €319,900 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €303,189 (€3,369/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 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 €303,189, adjusted for condition and micro-location, gives a modelled fair value of €263,465 (€2,927/m²), a €56,435 (21.4%) gap versus the €319,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · ee878f | Subject | €319,900 | €3,554 | — | 45 | 77 |
| rua de Godim, 791 | Active | €269,000 | €2,445 | 31.2% | 50 | 68 |
| Ramalde · 49b8bf | Active | €320,000 | €2,735 | 23.1% | 58 | 78 |
| rua das Artes | Active | €305,000 | €2,990 | 15.9% | 57 | 65 |
| Paranhos · 1908cf | Active | €250,000 | €3,165 | 11.0% | 38 | 69 |
| Median comp | €287,000 | €2,863 | 19.5% | 54 | 69 |
Long-term rental The property at €319,900 is not an attractive option for long-term rental investment given its substantial gap of 21.4% from the fair value of €263,465. The gross yield of 4.8% does not compensate for the overpriced nature of the investment, especially in a suburban area with a condition score of 48/100. Buy-and-hold While Porto remains a major economic and cultural hub, buying this apartment at an overpriced level of €319,900 represents a significant risk for a buy-and-hold strategy. The fair value discrepancy implies potential difficulties in achieving capital appreciation, particularly with a property condition rating of 48/100. Family rental Investing in this 3-bed apartment as a family rental is hindered by the property’s overpriced status, which results in a lower likelihood of securing reliable tenants. Additionally, the suburban location may impact occupancy rates and rental income, given the overall neighborhood quality score of 77/100 yet the low condition rating of 48/100.
Economic downturn risk In the event of an economic downturn, the economic and tenant stability scores of 80/100 may not provide sufficient protection against potential vacancy or reduced rental income.
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