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 80 m², energy rating C. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Remarkable Conversion: The property features a blend of modern finishes alongside original architectural elements from its previous office use, creating a unique aesthetic appeal in a vibrant neighborhood. Strategic Location: Nestled at Rotunda da Boavista, it offers unparalleled access to public transport and local amenities, enhancing urban living experience.
The valuation. The asking price of €340,000 sits €41,020 above the fair value of €298,980, representing a 13.7% premium. This property is considered overpriced given its current market conditions.
Fair value modelled at €298,980 from 6 comparable sales in the area. Asking €340,000 sits €41,020 (13.7%) above — overpriced versus fair value.
Asking €340,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €301,264 (€3,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €301,264, adjusted for condition and micro-location, gives a modelled fair value of €298,980 (€3,737/m²), a €41,020 (13.7%) gap versus the €340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · ec190e | Subject | €340,000 | €4,250 | — | 58 | 80 |
| Lordelo do Ouro e Massarelos · 96c429 | Active | €525,000 | €4,268 | 0.4% | 70 | 81 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 02382e | Active | €375,000 | €3,750 | 11.8% | — | 78 |
| rua General Norton de Matos, 322 | Active | €535,000 | €4,421 | 4.0% | 72 | 75 |
| rua do Doutor Mário de Vasconcelos e Sá | Active | €365,000 | €3,724 | 12.4% | 72 | 81 |
| Median comp | €450,000 | €4,009 | 5.7% | 72 | 80 |
Long-term rental This 2-bed apartment, listed at €340,000, is overpriced compared to its fair value of €298,980, representing a 13.7% gap. With a gross yield of 4.2% and a neighborhood rating of 80/100, the property may struggle to attract tenants given its higher relative cost. Family rental While this 2-bed apartment is situated in a well-rated neighborhood with proximity to amenities, its current listing price of €340,000 exceeds the fair market value of €298,980 by 13.7%. Families may find the gross yield of 4.2% insufficient to justify this higher price in a competitive rental market. Buy-and-hold Despite the solid location and reasonable neighborhood scores, the €340,000 price tag on this apartment is above its fair value of €298,980, indicating a 13.7% premium. Investors looking for long-term appreciation may be disappointed by the 4.2% yield, suggesting limited upside potential given the initial overpricing.
Moderate tenant turnover risk Tenant stability is at 75/100, indicating that there could be moderate tenant turnover that may impact consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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