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 101 m² on the 1st floor, built in 2000, energy rating C. Located on rua Vitorino Nemésio, Cidade da Maia parish, Maia municipality, Porto district. This apartment features a heat recovery system enhancing energy efficiency and a balcony that expands the living space while offering picturesque views.
The valuation. The asking price of €279,000 is significantly above fair value, which is set at €154,421, indicating an overvaluation of €124,579 (44.7%). This property cannot be considered a good investment at its current price point.
Fair value modelled at €154,421 from the area baseline, adjusted for condition and location. Asking €279,000 sits €124,579 (44.7%) above — overpriced versus fair value.
Asking €279,000 versus the rua Vitorino Nemésio area baseline of €277,649 (€2,749/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 80 · Amenities 60 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Vitorino Nemésio
Area baseline €277,649 + condition +€2,841 + location +€10,181 = modelled fair value of €154,421 (€1,529/m²), a €124,579 (44.7%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vitorino Nemésio | Subject | €279,000 | €2,762 | — | 72 | 68 |
| rua de António Lopes da Silva | Active | €319,000 | €2,492 | 9.8% | 75 | 71 |
| rua Fernando de Almeida, 9 | Active | €329,000 | €2,632 | 4.7% | 74 | 72 |
| rua Augusto Simões S / N | Active | €375,000 | €3,261 | 18.0% | 75 | 74 |
| rua D. Manuel | Active | €320,000 | €2,909 | 5.3% | 70 | 70 |
| Median comp | €324,500 | €2,771 | 0.3% | 75 | 72 |
Long-term rental The property’s listing price of €279,000 presents a 44.7% overvaluation compared to its fair value of €154,421, suggesting significant risk for long-term rental profitability. With a gross yield of only 4.2% and a neighborhood rating of 68/100, this investment may not provide the expected returns over time. Buy-and-hold At €279,000, this 2-bed apartment is considerably overpriced when the fair value is assessed at €154,421, indicating limited potential for appreciation under current market conditions. The suburban location near Porto offers some advantages, but the high purchase price could hinder long-term capital gains. Family rental The listing price reflects a 44.7% gap from fair value at €154,421, marking this investment as overpriced and potentially less appealing for family-oriented tenants. The apartment’s decent gross yield of 4.2% is overshadowed by the inflated price, suggesting families may seek more reasonably priced alternatives. Short-term vacation rental Given its above-market price of €279,000 versus the fair value of €154,421, this property is clearly overpriced for a short-term vacation rental strategy. Additionally, the gross yield of 4.2% does not support the potential returns typically expected in the vacation rental market. Luxury market The current price of the property at €279,000 starkly contrasts its fair valuation of €154,421, positioning it as overpriced and misaligned with luxury market expectations. With a condition rating of 77/100 and the suburban appeal, it lacks the attributes typically sought after at higher luxury price points.
Potential Tenant Turnover Risk The Tenant Stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancy and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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