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.
4-bedroom, 2-bathroom villa of 190 m², built in 1946, energy rating E. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property includes approved plans for a triplex conversion and offers the potential for constructing a multi-family building, enhancing its investment appeal in a vibrant area.
The valuation. The asking price of €395,000 exceeds the fair value of €354,708 by €40,292 (11.4%). This indicates the property is overpriced relative to the market.
Fair value modelled at €354,708 from 5 comparable sales in the area. Asking €395,000 sits €40,292 (11.4%) above — overpriced versus fair value.
Asking €395,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €519,960 (€2,737/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 29/100 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 €519,960, adjusted for condition and micro-location, gives a modelled fair value of €354,708 (€1,867/m²), a €40,292 (11.4%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · e5548c | Subject | €395,000 | €2,079 | — | 20 | 80 |
| rua da Constituição | Active | €590,000 | €2,287 | 10.0% | 25 | 74 |
| rua de Vale Formoso | Active | €390,000 | €728 | 65.0% | — | 84 |
| rua de Rodolfo de Araújo | Active | €575,000 | €1,867 | 10.2% | 22 | 69 |
| Paranhos · 023a57 | Active | €250,000 | €893 | 57.1% | 42 | 73 |
| Median comp | €482,500 | €1,380 | 33.6% | 25 | 74 |
Long-term rental Given the property’s gross yield of 7.7% and the neighborhood's favorable rating of 80/100, long-term rental can generate stable income over time. However, with the current listing price 11.4% above fair value at €395,000, investors should be cautious as it may not meet long-term appreciation expectations. Family rental This 4-bed villa is suitable for families due to its suburban location and access to amenities; however, the condition rating of 29/100 raises concerns about potential maintenance costs. The property is currently listed at €395,000, which is 11.4% higher than the fair value, indicating that it may not be ideal for family renters looking for value. Buy-and-hold While a buy-and-hold strategy appears viable in this family-oriented area, the listing price of €395,000 reflects an 11.4% premium over fair value, which could affect long-term profitability. The property’s low condition score suggests potential additional investment will be needed to maintain appeal in a competitive market, prior to achieving any meaningful price appreciation.
Tenant turnover risk The relatively high tenant stability score of 85/100 suggests that while tenants are generally stable, any unexpected economic downturn from the current economic stability score of 80/100 could lead to sudden increases in vacancy rates.
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
