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 74 m² on the 3rd floor, built in 1988, energy rating D. Located on rua de Dom João IV, 177, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This apartment features an ornate entrance with marble stairs and patterned tiles, providing a striking contrast to its standard laminate flooring in the living areas.
The valuation. The asking price of €221,270 is significantly above the fair value of €186,551, resulting in an overvaluation of €34,719 (18.6%). This suggests that the property is overpriced compared to its actual worth.
Fair value modelled at €186,551 from 6 comparable sales in the area. Asking €221,270 sits €34,719 (18.6%) above — overpriced versus fair value.
Asking €221,270 versus the rua de Dom João IV, 177 area baseline of €216,186 (€2,921/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €216,186, adjusted for condition and micro-location, gives a modelled fair value of €186,551 (€2,521/m²), a €34,719 (18.6%) gap versus the €221,270 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Dom João IV, 177 | Subject | €221,270 | €2,990 | — | 55 | 80 |
| rua Professor Joaquim Bastos, 109 | Active | €190,000 | €3,333 | 11.5% | — | 71 |
| rua de Fonseca Cardoso, 165 | Active | €235,000 | €3,052 | 2.1% | 62 | 74 |
| Paranhos · e40b32 | Active | €192,000 | €2,157 | 27.9% | 68 | 72 |
| rua Ramalho Ortigão | Active | €230,000 | €2,054 | 31.3% | 72 | 73 |
| Median comp | €211,000 | €2,605 | 12.9% | 68 | 73 |
Long-term rental The 1-bed apartment in Cedofeita is currently overpriced at €221,270, which is 18.6% above its fair value of €186,551. Despite a decent yield of 5.9%, the elevated price diminishes the potential for attractive long-term rental returns. Buy-and-hold Given that the property is overpriced, with a fair value gap of 18.6%, the prospects for long-term value appreciation appear limited. This strategy could lead to suboptimal returns, especially in a neighborhood rated at 80/100 for amenities but with the property in only fair condition at 63/100. Family rental While the location has strong transport links and an appealing neighborhood score, the apartment's price exceeds its fair valuation, indicating it may not attract long-term family tenants effectively. An overpriced investment can lead to increased vacancy periods and reduced demand in the competitive family rental market. Not ideal for short-term rental The current pricing of the property suggests it is not well-suited for short-term rental markets, where competitive pricing is crucial. Being overpriced constrains the ability to meet market demands commonly expected by short-stay renters. Not ideal for luxury market This property's pricing indicates it's also misaligned with the luxury market, where exclusivity and value perception play significant roles. As such, prospective buyers targeting this segment may find better options elsewhere due to the current valuation.
Economic Downturn Risk A slight decrease in economic stability (80/100) could lead to higher vacancy rates, affecting rental income and overall investment returns.
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