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 apartment of 109 m² on the 3rd floor, built in 1988, energy rating D. Located on rua de Santa Catarina, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This brand new apartment includes a fully equipped kitchen with modern appliances and a laundry room, complemented by an air-conditioned living room with direct balcony access.
The valuation. The asking price of €385,000 is significantly above the fair value of €278,575, indicating the property is overpriced by €106,425, or 38.2%. This discrepancy suggests caution for potential investors.
Fair value modelled at €278,575 from 6 comparable sales in the area. Asking €385,000 sits €106,425 (38.2%) above — overpriced versus fair value.
Asking €385,000 versus the rua de Santa Catarina area baseline of €245,048 (€2,248/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €245,048, adjusted for condition and micro-location, gives a modelled fair value of €278,575 (€2,556/m²), a €106,425 (38.2%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Catarina | Subject | €385,000 | €3,532 | — | 73 | 78 |
| rua do Amial | Active | €375,000 | €2,451 | 30.6% | 72 | 75 |
| rua Daniel Filipe, 64 | Active | €364,000 | €3,221 | 8.8% | 75 | 74 |
| rua Dom Afonso Henriques, 385 , 4 | Active | €289,000 | €2,294 | 35.1% | 70 | 67 |
| parque da Prelada | Active | €338,000 | €3,073 | 13.0% | 72 | 66 |
| Median comp | €351,000 | €2,762 | 21.8% | 72 | 71 |
Long-term rental The 2-bed apartment in Cedofeita is overpriced by 38.2% compared to its fair value, making it a risky investment for long-term rental strategies. The gross yield of 3.7% reflects a return that may not justify the premium price in a competitive market. Student housing While the location provides access to amenities that could attract students, the current listing price significantly exceeds fair value, indicating an overestimation of rental income potential. With a yield of 3.7%, the apartment may struggle to compete with more attractively priced alternatives in the area. Buy-and-hold The buy-and-hold strategy may not be effective in the case of this apartment due to its 38.2% markup over fair value, which presents a considerable barrier to achieving satisfactory long-term capital appreciation. Furthermore, the lower yield of 3.7% combined with such a high purchase price raises concerns about the overall profitability of holding this asset in the long run.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a moderate risk of turnover, which could affect consistent cash flow and occupancy rates.
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