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 house of 65 m². Located on travessa da Lapa, 16, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Feature: The property includes a private outdoor space ideal for leisure and meals, enhancing the living experience in the bustling heart of Porto. Additional Context: Currently undergoing a Local Accommodation process, it offers investment potential.
The valuation. The asking price of €385,000 sits above the fair value of €351,155 by €33,845 (9.6%), indicating a fair valuation. This price reflects the premium location and quality of the renovation. Buy-to-flip angle. A buy-to-flip strategy may yield profit through targeted marketing and renovations, but significant appreciation would be necessary to exceed the asking price comfortably. The upscale finishes could attract higher bids from discerning buyers. Buy-to-let angle. Renting the property at an estimated €1,091 per month results in a gross yield of 3.4%, making it a viable buy-to-let investment. The property’s desirable location and condition would appeal to long-term tenants.
Fair value modelled at €351,155 from 6 comparable sales in the area. Asking €385,000 sits €33,845 (9.6%) above — overpriced versus fair value.
Asking €385,000 versus the travessa da Lapa, 16 area baseline of €325,416 (€5,006/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting 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 €325,416, adjusted for condition and micro-location, gives a modelled fair value of €351,155 (€5,402/m²), a €33,845 (9.6%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa da Lapa, 16 | Subject | €385,000 | €5,923 | — | 88 | 72 |
| rua do Duque de Saldanha | Active | €745,000 | €5,321 | 10.2% | 78 | 72 |
| rua de Alcântara, 580 | Active | €475,000 | €6,597 | 11.4% | 75 | 74 |
| Ramalde · 89e6fe | Active | €329,000 | €5,483 | 7.4% | 80 | 68 |
| rua do Conde de Vilas Boas | Active | €320,000 | €3,902 | 34.1% | 75 | 76 |
| Median comp | €402,000 | €5,402 | 8.8% | 77 | 73 |
Long-term rental The property offers a gross yield of 3.4%, which is relatively stable within the Porto metro area, appealing to long-term tenants seeking quality housing. However, the property's fair value at €351,155 indicates it is priced fairly, without significant room for value growth in the immediate future. Buy-and-hold Investing in this property aligns with a buy-and-hold strategy as the Cedofeita area benefits from established amenities and economic opportunities which can support property appreciation over time. Nevertheless, with a listing price €33,845 above fair value, potential returns may not be maximized immediately. Family rental The house's decent condition rating of 82/100 and located in a neighbourhood rated 72/100 make it suitable for family rentals that prefer longer stays. However, the property is currently priced fairly, suggesting no immediate advantage compared to other potential family rental options in the area, thus limiting competitive appeal for such tenants.
Economic Dependency Risk The economic stability score of 75/100 indicates a moderate reliance on local economic factors, which may lead to vulnerability during economic downturns affecting rental income stability.
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