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 115 m² on the 2nd floor, built in 1996, energy rating C. Located on rua Central de Ardegães, Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: The property includes a heat recovery unit in the living room and high-security entrance door, enhancing comfort and safety for residents. Context: Proximity to public transport and key services ensures a convenient lifestyle in a tranquil area.
The valuation. The asking price of €275,000 is €12,518 (4.8%) above the fair value of €262,482. This aligns with our verdict that the property is fairly valued. Buy-to-flip angle. The resale strategy focuses on renovating for aesthetic appeal, targeting a sale price that aligns with local market trends, potentially generating a profit through improved presentation. Buy-to-let angle. With an estimated gross yield of 3.8%, the rental strategy aims for monthly income of approximately €871. This provides a steady cash flow while leveraging the location's stability and amenities.
Fair value modelled at €262,482 from 6 comparable sales in the area. Asking €275,000 sits €12,518 (4.8%) above — overpriced versus fair value.
Asking €275,000 versus the rua Central de Ardegães area baseline of €258,246 (€2,246/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting 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 €258,246, adjusted for condition and micro-location, gives a modelled fair value of €262,482 (€2,282/m²), a €12,518 (4.8%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Central de Ardegães | Subject | €275,000 | €2,391 | — | 75 | 72 |
| Águas Santas · 1f3671 | Active | €297,500 | €2,479 | 3.7% | 70 | 74 |
| praceta José de Oliveira | Active | €330,000 | €2,245 | 6.1% | 70 | 74 |
| rua do Pinheiro S / N | Active | €310,000 | €2,013 | 15.8% | 75 | 78 |
| rua Comércio do Porto, 34 | Active | €290,000 | €2,320 | 3.0% | 73 | 77 |
| Median comp | €303,750 | €2,283 | 4.6% | 72 | 76 |
Long-term rental With a gross yield of 3.8%, the long-term rental strategy in Águas Santas provides a respectable return, supported by the area’s proximity to Porto's job market. The neighbourhood exhibits a moderate rating of 72/100, indicating a stable tenant quality and consistent demand, making it a favorable option for enduring rentals. Buy-and-hold The buy-and-hold strategy holds potential in Águas Santas, given the fair value of €262,482 compared to the listing price of €275,000, resulting in a minor 4.8% gap. The area benefits from economic stability and decent amenities, which may support long-term property appreciation while catering to a steady rental market. Family rental Investing in a family rental property in Águas Santas is reasonable due to its fair valuation and modest yield of 3.8%. The suburban setting with good access to Porto provides a desirable environment for families, leveraging the moderate neighbourhood rating for tenant attraction.
Tenant risk With a tenant stability score of only 65/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates 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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