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, 2-bathroom apartment of 120 m² on the 1st floor, energy rating C. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment boasts a traditional Portuguese facade that enhances its historical charm while offering a well-appointed terrace space, which requires attention due to damp issues.
The valuation. The asking price of €390,000 is above the fair value of €340,724 by €49,276 (14.5%). This property is considered to be priced fairly. Buy-to-flip angle. The strategy for resale involves making minor aesthetic improvements to enhance the property's appeal, then targeting a fast sale in the family-oriented market. Buy-to-let angle. The rental strategy projects a gross yield of 3.6% with an estimated monthly income of €1,170, making it suitable for long-term family rentals.
Fair value modelled at €335,294 from 5 comparable sales in the area. Asking €390,000 sits €54,706 (16.3%) above — overpriced versus fair value.
Asking €390,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €366,813 (€3,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €366,813, adjusted for condition and micro-location, gives a modelled fair value of €335,294 (€2,794/m²), a €54,706 (16.3%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 9af6b0 | Subject | €390,000 | €3,250 | — | 65 | 80 |
| rua de Miragaia | Active | €395,000 | €3,086 | 5.0% | — | 73 |
| Bonfim · bf2a2d | Active | €150,000 | €2,885 | 11.2% | — | 79 |
| rua Dom João IV | Active | €260,000 | €2,680 | 17.5% | 70 | 80 |
| rua do Lugarinho, 302 | Active | €285,000 | €2,794 | 14.0% | 72 | 68 |
| Median comp | €272,500 | €2,840 | 12.6% | 71 | 76 |
Long-term rental The property offers a gross yield of 3.6%, which aligns with the fair market expectations in a family-oriented neighborhood of Porto. Given the fair valuation, this property can generate stable cash flow but must be evaluated against ongoing market dynamics. Family rental Located in an 80/100 rated neighborhood, this apartment caters well to families, providing proximity to amenities and employment centers. The fair pricing supports its attractiveness for family rentals, providing a solid investment base albeit with growth expectations limited by its current valuation. Buy-and-hold As a buy-and-hold investment, this property holds potential due to its strategic location in a desirable area. While priced fairly, investors should remain cautious about future appreciation given the current market gap against fair value.
Economic Sensitivity: With both economic stability and tenant stability scores at 80/100, there is a moderate risk that a downturn in the local economy could impact tenant retention and rental income, potentially affecting profitability.
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