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 141 m², built in 2002, energy rating C. Located Cabeça Santa parish, Penafiel municipality, Porto district. Noteworthy Features: The property boasts excellent south-facing solar exposure, enhancing energy efficiency and providing ample natural light throughout the spacious living areas.
The valuation. The asking price of €264,900 exceeds the fair value of €208,675 by €56,225, or 21.2%. This indicates that the property is overpriced for the market.
Fair value modelled at €208,675 from the area baseline, adjusted for condition and location. Asking €264,900 sits €56,225 (21.2%) above — overpriced versus fair value.
Asking €264,900 versus the Cabeça Santa, Penafiel, Porto area baseline of €214,320 (€1,520/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 64/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Cabeça Santa, Penafiel, Porto
Area baseline €214,320 + condition +€220 + location +€11,054 = modelled fair value of €208,675 (€1,480/m²), a €56,225 (21.2%) gap versus the €264,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cabeça Santa · 4ba481 | Subject | €264,900 | €1,879 | — | 70 | 64 |
| rua João Paulo II | Active | €240,000 | €1,805 | 4.0% | 72 | 65 |
| Valpedre · 82c70f | Active | €239,000 | €2,096 | 11.6% | 73 | 62 |
| Galegos · 82c665 | Active | €207,000 | €1,769 | 5.8% | 70 | 67 |
| avenida de Cabeça Santa, 575 | Active | €230,000 | €1,840 | 2.1% | 65 | 60 |
| Median comp | €234,500 | €1,823 | 3.0% | 71 | 64 |
Long-term rental This property presents a yield of 0%, reflecting its inability to generate rental income against its high listing price. With a fair value of €208,675, the 21.2% gap signals that the listed price of €264,900 is excessive compared to market expectations. Family rental Although this apartment has adequate space for family living, its current pricing makes it less attractive for long-term family rentals. The overall condition rating of 75 out of 100 is decent, but does not justify the overvaluation at €264,900 given the area's suburban characteristics. Buy-and-hold Holding this property is risky given its current listing price, which is above fair value, potentially leading to a decrease in investment returns. The development of urban influence from Porto may enhance property attractiveness over time, but the current 21.2% gap indicates it is overpriced at €264,900.
Economic Downturn Risk Given the economic stability score of 65, there is a moderate risk that future economic downturns could negatively impact rental income and property value. Tenant Instability Risk With a tenant stability score of 60, there's an increased risk of tenant turnover, which could lead to higher vacancy rates and associated costs.
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