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.
1-bedroom, 1-bathroom apartment of 65 m² on the 3rd floor, energy rating B. Located on rua dos Mercadores, 77, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features a private balcony with unobstructed views, perfect for enjoying Porto's vibrant cityscape and natural surroundings.
The valuation. The asking price of €450,000 exceeds the fair value of €398,994 by €51,006 (12.8%), indicating that the property is overpriced. Buyers should consider this discrepancy when evaluating potential investments.
Fair value modelled at €398,994 from 6 comparable sales in the area. Asking €450,000 sits €51,006 (12.8%) above — overpriced versus fair value.
Asking €450,000 versus the rua dos Mercadores, 77 area baseline of €381,554 (€5,870/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €381,554, adjusted for condition and micro-location, gives a modelled fair value of €398,994 (€6,138/m²), a €51,006 (12.8%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Mercadores, 77 | Subject | €450,000 | €6,923 | — | 85 | 78 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · d74862 | Active | €365,000 | €7,300 | 5.4% | 80 | 80 |
| rua do Bonfim, 343 | Active | €315,000 | €5,943 | 14.2% | 78 | 76 |
| rua da Alegria | Active | €297,000 | €5,604 | 19.1% | 85 | 78 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · d74861 | Active | €340,000 | €6,415 | 7.3% | 82 | 76 |
| Median comp | €327,500 | €6,179 | 10.7% | 81 | 77 |
Long-term rental The property at €450,000 is overpriced compared to its fair value of €398,994, resulting in a gap of 12.8%. With a gross yield of only 2.9%, this investment is unlikely to meet the financial performance expectations for long-term rentals. Student housing At a listing price of €450,000, the property exceeds its fair value significantly, making it a less attractive option for the student rental market. The gross yield of 2.9% suggests limited potential for financial returns in this segment. Short-term vacation rental With an asking price of €450,000 that is significantly above the estimated fair value of €398,994, this property is not well-positioned for profitability in the short-term vacation rental market. The low yield of 2.9% further indicates that it may struggle to attract sufficient demand from travelers seeking higher accommodation value.
Tenant turnover risk High tenant turnover, indicated by a tenant stability score of 70/100, may result in increased vacancy rates and inconsistent rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
