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 45 m² on the 4th floor, built in 2017, energy rating B. Located on rua de Saraiva de Carvalho, 12, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Notable Features: The apartment's unique attic layout features steep ceiling angles, complementing the modern finishes and adding vintage character, while exposed beams enhance its charm.
The valuation. The asking price of €305,000 is significantly above the fair value of €247,906, indicating an overvaluation of €57,094 (23.0%). This price does not align with the market's fundamental dynamics.
Fair value modelled at €247,906 from 6 comparable sales in the area. Asking €305,000 sits €57,094 (23.0%) above — overpriced versus fair value.
Asking €305,000 versus the rua de Saraiva de Carvalho, 12 area baseline of €241,528 (€5,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €241,528, adjusted for condition and micro-location, gives a modelled fair value of €247,906 (€5,509/m²), a €57,094 (23.0%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Saraiva de Carvalho, 12 | Subject | €305,000 | €6,778 | — | 75 | 73 |
| travessa da Senhora da Conceição, 374 | Active | €270,000 | €6,000 | 11.5% | 75 | 76 |
| rua Caetano de Melo | Active | €180,000 | €3,600 | 46.9% | — | 64 |
| rua Caetano de Melo | Active | €165,000 | €2,750 | 59.4% | — | 78 |
| rua Mouzinho da Silveira | Active | €379,000 | €5,414 | 20.1% | 72 | 74 |
| Median comp | €225,000 | €4,507 | 33.5% | 74 | 75 |
Long-term rental The property in Cedofeita is currently overpriced by 23.0%, with a fair value of €247,906 compared to the listing price of €305,000. While the area's solid amenities and employment opportunities support stable demand for rentals, the high acquisition cost diminishes long-term profitability. Buy-and-hold Investing in this 1-bed apartment as a buy-and-hold strategy may not yield favorable returns, given its 3.7% gross yield and the significant gap from its fair value. The current market conditions suggest that holding onto this property may not be wise due to its inflated price and the potential for lower future appreciation. Student housing Although the proximity to amenities makes Cedofeita appealing for student housing, the property is overpriced, which could limit profitability. The high entry cost of €305,000 relative to the fair value reduces the viability of converting this apartment into a lucrative student rental opportunity.
Tenant turnover risk With a tenant stability score of 65/100, there's a heightened risk of frequent vacancies which could impact cash flow.
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
