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 125 m², built in 2000, energy rating B. Located Amarante, Madalena, Cepelos e Gatão parish, Amarante municipality, Porto district. Noteworthy Features: The apartment includes a cozy fireplace in the spacious living room and offers two balconies with unobstructed views, enhancing its appeal and natural light. Price Verdict: Fair
The valuation. The asking price of €250,000 is significantly above the fair value of €174,118, indicating an overvaluation of €75,882 or 30.4%. This property does not represent a financially sound investment opportunity given the disparity in pricing.
Fair value modelled at €174,118 from the area baseline, adjusted for condition and location. Asking €250,000 sits €75,882 (30.4%) above — overpriced versus fair value.
Asking €250,000 versus the Amarante, Madalena, Cepelos e Gatão, Amarante, Porto area baseline of €158,750 (€1,270/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 62/100 (Housing Market 60 · Amenities 65 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amarante, Madalena, Cepelos e Gatão, Amarante, Porto
Area baseline €158,750 + condition -€24,609 + location +€9,102 = modelled fair value of €174,118 (€1,393/m²), a €75,882 (30.4%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amarante, Madalena, Cepelos e Gatão · 4d4749 | Subject | €250,000 | €2,000 | — | 65 | 62 |
| rua de Santo António | Active | €320,000 | €2,092 | 4.6% | 70 | 58 |
| avenida 1 de Maio Ed Carvalhido S / N | Active | €320,000 | €2,000 | 0% | 79 | 64 |
| Amarante, Madalena, Cepelos e Gatão · 001806 | Active | €159,000 | €1,939 | 3.0% | 60 | 59 |
| avenida Primeiro de Maio | Active | €175,000 | €3,723 | 86.2% | 92 | 56 |
| Median comp | €247,500 | €2,046 | 2.3% | 75 | 59 |
Long-term rental The property in Amarante is overpriced at €250,000 compared to its fair value of €174,118, resulting in a valuation gap of 30.4%. With a gross yield of only 2.8%, the financial return does not justify the high purchase price for a long-term rental strategy. Buy-and-hold Acquiring this property as a buy-and-hold investment poses a challenge due to its significant overpricing, which is 30.4% above fair value. The limited potential for value appreciation, coupled with a yield of just 2.8%, suggests that this investment may not meet long-term appreciation expectations. Value-add renovation While a value-add renovation might enhance the apartment's appeal, the current pricing at €250,000 is excessively high given its fair value of €174,118. The potential for increased value from renovations is mitigated by the initial overvaluation, leading to challenges in achieving desired returns post-renovation.
Tenant Vacancy Risk: With a tenant stability score of 65/100, there is a moderate risk that tenant turnover could lead to increased vacancy periods and loss of rental income, particularly in a market influenced by the lower economic stability score of 55/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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