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, 2-bathroom apartment of 113 m² on the 4th floor, built in 1989, energy rating D. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: The apartment includes electric aluminum blinds with thermal insulation for energy efficiency, alongside robust acoustics due to high-gloss minimalist finishes that enhance modern living. Special Note: Its location offers exceptional proximity to cultural landmarks, making it ideal for urban dwellers.
The valuation. The asking price of €395,000 is significantly above the fair value of €342,602, representing an overpricing of €52,398 (15.3%). This valuation suggests that potential buyers might need to negotiate aggressively.
Fair value modelled at €342,602 from 6 comparable sales in the area. Asking €395,000 sits €52,398 (15.3%) above — overpriced versus fair value.
Asking €395,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €292,378 (€2,587/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €292,378, adjusted for condition and micro-location, gives a modelled fair value of €342,602 (€3,032/m²), a €52,398 (15.3%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 51cd61 | Subject | €395,000 | €3,496 | — | 90 | 80 |
| rua de Costa Cabral | Active | €379,000 | €3,384 | 3.2% | 85 | 73 |
| rua Daniel Filipe, 64 | Active | €364,000 | €3,221 | 7.8% | 75 | 74 |
| rua da Azenha | Active | €299,498 | €2,852 | 18.4% | 77 | 83 |
| avenida de Fernão de Magalhães | Active | €395,000 | €3,211 | 8.1% | 80 | 75 |
| Median comp | €371,500 | €3,216 | 8.0% | 79 | 75 |
Long-term rental The property is overpriced at €395,000 compared to a fair value of €342,602, representing a significant 15.3% premium. With a gross yield of 4.2%, the investment may not generate adequate returns in a strong suburban area like Cedofeita. Family rental Although the property is located in a desirable suburban area with good amenities, its price tag of €395,000 makes it less attractive for family rental demographics. The 4.2% yield is insufficient to justify the investment given the property is overpriced compared to its fair value. Buy-and-hold The current listing price of €395,000 reflects a market that's overpriced at a gap of 15.3% from fair value, posing risks for long-term appreciation. While the neighborhood offers a decent quality of life, the low yield further detracts from the viability of a buy-and-hold strategy under these conditions.
Economic downturn risk With both economic stability and tenant stability scores at 80/100, there is a moderate risk of experiencing adverse effects from potential economic downturns affecting rental income.
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