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.
1-bedroom, 1-bathroom apartment of 74 m², energy rating E. Located on rua Macau, 30, Ermesinde parish, Valongo municipality, Porto district. This property features custom cabinetry and high-quality Teka appliances in a meticulously designed kitchen, emphasizing modern elegance along with excellent thermal insulation for energy efficiency.
The valuation. The asking price of €225,000 is significantly above fair value, which is calculated at €120,724, indicating an overpricing of €104,276 (46.3%). This property is not positioned as a worthy investment based on its valuation.
Fair value modelled at €120,724 from the area baseline, adjusted for condition and location. Asking €225,000 sits €104,276 (46.3%) above — overpriced versus fair value.
Asking €225,000 versus the rua Macau, 30 area baseline of €171,236 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 75 · Materials 90 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Macau, 30
Area baseline €171,236 + condition +€9,250 + location +€7,874 = modelled fair value of €120,724 (€1,631/m²), a €104,276 (46.3%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Macau, 30 | Subject | €225,000 | €3,041 | — | 75 | 69 |
| rua Bartolomeu Dias | Active | €253,500 | €2,982 | 1.9% | 72 | 69 |
| rua Trindade Coelho, 157, 5 | Active | €269,000 | €2,924 | 3.8% | 82 | 72 |
| Águas Santas · 4a80b2 | Active | €272,000 | €2,776 | 8.7% | 75 | 70 |
| Ermesinde · 90d973 | Active | €215,000 | €2,792 | 8.2% | 76 | 76 |
| Median comp | €261,250 | €2,858 | 6.0% | 76 | 71 |
Long-term rental The 3.2% gross yield indicates that this property is not suitable for long-term rental investors, especially given the 46.3% gap above fair value. With a fair value of €120,724, the property is significantly overpriced, which limits its attractiveness for stable cash flow generation. Family rental Although the apartment is in a neighborhood with typical suburban amenities, its overpriced status at €225,000 makes it an unwise choice for families seeking affordable housing. The overall condition rating of 87/100 may appeal to tenants, but the steep price point overshadows its potential as a family rental. Buy-and-hold Investing in this property for a buy-and-hold strategy is risky, as the current listing price of €225,000 far exceeds its fair value of €120,724. The substantial gap of 46.3% suggests that holding onto this asset may result in long-term financial underperformance, given the current market conditions.
Economic and Tenant Stability Risk With both economic and tenant stability scores at 70/100, there is a moderate risk of fluctuations in income and occupancy rates, potentially impacting cash flow and investment returns.
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