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, 1-bathroom apartment of 112 m² on the 3rd floor, built in 2000, energy rating D. Located on praceta Água Viva, 40, Coronado (São Romão e São Mamede) parish, Trofa municipality, Porto district. Noteworthy Features: This apartment benefits from unobstructed views and is located just a five-minute walk from São Romão station, enhancing its appeal for commuters.**
The valuation. The asking price of €240,000 is significantly above the fair value of €181,128, indicating an excess of €58,872, which translates to approximately 24.5%. This suggests the property is overpriced. Buy-to-flip angle. Given the current market conditions and property features, a buy-and-flip strategy could yield returns provided renovations align with the local tastes. However, the initial acquisition cost is a considerable barrier to maximizing profits. Buy-to-let angle. A buy-to-let approach could generate an estimated monthly rental income of €800, yielding a gross return of 4%. This strategy leverages the appealing suburban lifestyle and nearby Porto’s growth potential to attract long-term tenants.
Fair value modelled at €181,128 from the area baseline, adjusted for condition and location. Asking €240,000 sits €58,872 (24.5%) above — overpriced versus fair value.
Asking €240,000 versus the praceta Água Viva, 40 area baseline of €214,480 (€1,915/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 77 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 65 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Água Viva, 40
Area baseline €214,480 + condition +€350 + location +€10,874 = modelled fair value of €181,128 (€1,617/m²), a €58,872 (24.5%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Água Viva, 40 | Subject | €240,000 | €2,143 | — | 74 | 66 |
| Coronado (São Romão e São Mamede) · 49b964 | Active | €210,000 | €2,000 | 6.7% | 75 | 63 |
| rua Doutor Délio Santarém, 196 | Active | €290,000 | €2,071 | 3.3% | 75 | 68 |
| rua Lousado, 6 | Active | €305,000 | €1,676 | 21.8% | 73 | 65 |
| rua Fonte do Corvo | Active | €415,000 | €2,184 | 1.9% | 71 | 58 |
| Median comp | €297,500 | €2,036 | 5.0% | 74 | 64 |
Long-term rental The property is overpriced, with a fair value of €181,128 compared to the listing price of €240,000, resulting in a significant gap of 24.5%. The gross yield of 4% does not justify the price, further complicating prospects for long-term rental investment in the current market. Family rental While the suburban setting of the property denotes low crime rates, enhancing its appeal for family living, the pricing remains a concern with a fair valuation of only €181,128. The neighborhood score of 66/100 suggests potential but fails to offset the issue of the property's overvaluation. Buy-and-hold With a current listing that is 24.5% above its fair value, the buy-and-hold strategy is not favorable for this property at €240,000. The 4% gross yield coupled with a favorable economic outlook does not compensate for its high entry cost, making it a less attractive long-term investment option.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 70/100, there is a moderate risk of tenant turnover and economic downturn affecting rental income, potentially leading to decreased cash flow.
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