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.
4-bedroom, 1-bathroom apartment of 253 m² on the 2nd floor, built in 2020. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This apartment boasts original stone door frames and exceptionally high ceilings, enhancing both its historical charm and spacious ambiance.
The valuation. The asking price of €1,310,000 is €173,944 (15.3%) above the fair value of €1,136,056. This property is therefore considered overpriced.
Fair value modelled at €1,136,056 from 6 comparable sales in the area. Asking €1,310,000 sits €173,944 (15.3%) above — overpriced versus fair value.
Asking €1,310,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €1,041,146 (€4,115/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 €1,041,146, adjusted for condition and micro-location, gives a modelled fair value of €1,136,056 (€4,490/m²), a €173,944 (15.3%) gap versus the €1,310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 51cd67 | Subject | €1,310,000 | €5,178 | — | 88 | 78 |
| rua do Coelho Neto, 67E | Active | €215,000 | €5,658 | 9.3% | 75 | 74 |
| Santa Marinha e São Pedro da Afurada · 82c7c4 | Active | €1,700,000 | €10,366 | 100.2% | 85 | 75 |
| rua do Monte do Tadeu | Active | €419,000 | €3,953 | 23.7% | 76 | 81 |
| rua do Monte do Tadeu | Active | €419,000 | €3,953 | 23.7% | 75 | 80 |
| Median comp | €419,000 | €4,806 | 7.2% | 76 | 78 |
Long-term rental The property is currently overpriced by 15.3%, resulting in a low gross yield of 2.2% that could limit returns for landlords in the long-term rental market. Additionally, while the neighborhood has a respectable tenant quality rating of 78/100, the high entry price may deter potential renters seeking value for their money. Short-term vacation rental With a fair value of €1,136,056 and a listing price of €1,310,000, this apartment is overpriced, creating a barrier for operators in the short-term vacation rental market. The current gross yield of 2.2% indicates that investors might struggle to cover operational costs and generate profit given such an elevated price point. Buy-and-hold Given the apartment's overvaluation at €1,310,000, achieving meaningful capital appreciation over time may be challenging under its current pricing structure. The lower condition score of 82/100 also suggests that maintaining or increasing rental demand could be difficult as market dynamics shift.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which could lead to increased costs and vacancies affecting cash flow.
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