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, 0-bathroom apartment of 138 m². Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: The property's extensive exterior vegetation may suggest potential for landscaping enhancements, while its central location in Aliados offers significant demand for reconfigured living spaces.
The valuation. The asking price of €975,000 significantly exceeds the fair value of €723,953, marking an overvaluation of €251,047 (34.7%). This discrepancy signals potential caution for investors. Buy-to-flip angle. The buy-to-flip strategy could be challenging due to the current overpriced status, likely requiring a substantial price drop before resale can yield notable profits. Buy-to-let angle. With a gross yield of only 2.4% (approximately €1,950 per month), the rental income strategy may not generate attractive returns, making long-term holding less appealing.
Fair value modelled at €723,953 from 6 comparable sales in the area. Asking €975,000 sits €251,047 (34.7%) above — overpriced versus fair value.
Asking €975,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €824,894 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 is below the parish average, reducing 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 €824,894, adjusted for condition and micro-location, gives a modelled fair value of €723,953 (€5,246/m²), a €251,047 (34.7%) gap versus the €975,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 9af65a | Subject | €975,000 | €7,065 | — | — | 78 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · b45339 | Active | €445,000 | €5,563 | 21.3% | — | 81 |
| rua da Alegria | Active | €299,000 | €5,863 | 17.0% | — | 74 |
| Santa Marinha e São Pedro da Afurada · 49b664 | Active | €210,000 | €4,286 | 39.3% | 60 | 70 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 38b620 | Active | €350,000 | €4,930 | 30.2% | 64 | 75 |
| Median comp | €324,500 | €5,247 | 25.7% | 62 | 75 |
Long-term rental The property is currently listed at €975,000, significantly above the fair value of €723,953, indicating a misalignment with potential long-term rental yields of only 2.4%. This discrepancy suggests that pursuing a long-term rental strategy may not be financially viable, as the price point does not support favorable returns in the current market. Short-term vacation rental With a gross yield of 2.4% and a fair value gap of 34.7%, this property is overpriced for short-term vacation rental purposes. The high acquisition cost diminishes the potential for profitability in a competitive short-term rental market. Buy-and-hold The buy-and-hold strategy appears less appealing given that the property is priced at €975,000 compared to a fair value of €723,953, resulting in a significant overvaluation. This disparity undermines long-term capital appreciation potential, making it a less attractive investment option. Not ideal for: Student housing Due to its high listing price and limited yields, this property is not suited for a student housing strategy, as the financial returns do not align with the needs of that market segment.
Economic fluctuation risk With an economic stability score of 80/100, potential downturns in the market could impact property values and tenant demand, compounded by a tenant stability score of 70/100 indicating less resilient tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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