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.
5-bedroom, 4-bathroom duplex of 233 m². Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property features a fireplace in the living room and access to a private terrace, enhancing both comfort and outdoor living space for relaxation and entertainment.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €866,154, resulting in an overprice of €333,846 (27.8%). The valuation clearly indicates that this property is overpriced.
Fair value modelled at €866,154 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €333,846 (27.8%) above — overpriced versus fair value.
Asking €1,200,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €852,547 (€3,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 85 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto
Area baseline €852,547 + condition +€12,742 + location +€88,706 = modelled fair value of €866,154 (€3,717/m²), a €333,846 (27.8%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · dbd475 | Subject | €1,200,000 | €5,150 | — | 76 | 79 |
| avenida República | Active | €600,000 | €2,632 | 48.9% | 72 | 80 |
| Mafamude e Vilar do Paraíso · cfde2a | Active | €600,000 | €3,000 | 41.7% | 73 | 69 |
| rua do Agro de Moinhos | Active | €609,000 | €2,659 | 48.4% | 75 | 80 |
| rua do Agro de Moinhos | Active | €609,000 | €2,659 | 48.4% | 75 | 73 |
| Median comp | €604,500 | €2,659 | 48.4% | 74 | 77 |
Long-term rental The current listing price of €1,200,000 is significantly above the estimated fair value of €866,154, indicating the property is overpriced for a long-term rental investment. With a gross yield of only 2.3%, this property does not present sufficient cash flow potential to justify the price. Short-term vacation rental At €1,200,000, this duplex is overpriced relative to its fair value of €866,154, which hinders its attractiveness for short-term vacation rental opportunities. The expected yield of 2.3% does not provide an appealing return on investment, particularly in a competitive market. Buy-and-hold Priced at €1,200,000, well above its fair value of €866,154, this property is viewed as overpriced for a buy-and-hold strategy. The modest yield of 2.3% further suggests that the long-term financial returns would not meet investor expectations given the market conditions. Not ideal for: Student housing Given its price point and condition rating of 79/100, the property is not ideal for student housing as it is overpriced relative to typical demand and affordability in this segment. Not ideal for: Value-add renovation The current pricing at €1,200,000 does not align with the potential for value-add renovations, as the property is considered overpriced and does not present adequate upside opportunities for investors.
Tenant turnover risk The tenant stability score of 75/100 suggests potential for a moderate level of tenant turnover, impacting consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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