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 120 m² on the 4th floor, built in 1994, energy rating C. Located Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: The apartment includes a closed box garage for secure parking and offers unobstructed views over the city and countryside, enhancing the overall living experience.
The valuation. The asking price of €297,500 is significantly above the fair value of €242,261, resulting in an overpricing of €55,239 (22.8%). The valuation suggests the property is not a financially sound investment at this price point.
Fair value modelled at €242,261 from 6 comparable sales in the area. Asking €297,500 sits €55,239 (22.8%) above — overpriced versus fair value.
Asking €297,500 versus the Águas Santas, Maia, Porto area baseline of €246,407 (€2,053/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €246,407, adjusted for condition and micro-location, gives a modelled fair value of €242,261 (€2,019/m²), a €55,239 (22.8%) gap versus the €297,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Santas · 1f3671 | Subject | €297,500 | €2,479 | — | 70 | 74 |
| rua Comércio do Porto, 34 | Active | €290,000 | €2,320 | 6.4% | 73 | 77 |
| Pedrouços · 25f8e0 | Active | €295,000 | €2,138 | 13.8% | 65 | 70 |
| Baguim do Monte (Rio Tinto) · e40aa5 | Active | €145,000 | €1,510 | 39.1% | 70 | 69 |
| Ermesinde · cfe292 | Active | €123,500 | €1,211 | 51.2% | — | 71 |
| Median comp | €217,500 | €1,824 | 26.4% | 70 | 71 |
Long-term rental This property is overpriced at €297,500, which is 22.8% above its fair value of €242,261, limiting its potential for strong returns. With a gross yield of only 4.1%, it is unlikely to deliver attractive long-term rental income given the market conditions. Family rental While the property is located in a suburban area with decent amenities, its price point suggests it is not an ideal option for family rentals. Being overpriced, it may face challenges attracting tenants seeking affordable options in the area. Buy-and-hold The 3-bed apartment may appear suitable for a buy-and-hold strategy; however, its fair value of €242,261 indicates it is overpriced by 22.8%. Investors may find it hard to generate sufficient capital appreciation due to its inflated price relative to the local market. Not ideal for: Luxury market, Student housing, Short-term vacation rental Location context: - Location assumed to be a suburban area near Porto. - General safety and amenity access typical of suburban Portugal. Neighbourhood dimensions: - Housing market: - Economic: - Amenities: - Tenant quality:
Tenant Turnover Risk High tenant turnover could lead to increased vacancy rates, as indicated by a tenant stability score of 75/100, which suggests potential challenges in maintaining consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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