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 110 m² on the 2nd floor, energy rating B. Located on rua Bartolomeu Dias, 35, Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: The apartment includes a heat recovery system for year-round comfort and motion sensor lighting in the corridors, enhancing energy efficiency and convenience.
The valuation. The asking price of €312,000 is significantly above the fair value of €276,467, representing an overpricing of €35,533 (12.9%). This suggests that an informed investor should reconsider the investment at this price point.
Fair value modelled at €276,467 from 6 comparable sales in the area. Asking €312,000 sits €35,533 (12.9%) above — overpriced versus fair value.
Asking €312,000 versus the rua Bartolomeu Dias, 35 area baseline of €256,933 (€2,336/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €256,933, adjusted for condition and micro-location, gives a modelled fair value of €276,467 (€2,513/m²), a €35,533 (12.9%) gap versus the €312,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bartolomeu Dias, 35 | Subject | €312,000 | €2,836 | — | 78 | 73 |
| rua Humberto Delgado | Active | €289,000 | €2,513 | 11.4% | 78 | 62 |
| rua do Carvalhal, 130-2º | Active | €276,500 | €2,491 | 12.2% | 72 | 72 |
| travessa da Restauração, 22 | Active | €330,000 | €2,245 | 20.9% | 72 | 62 |
| Águas Santas · 653023 | Active | €320,000 | €2,560 | 9.7% | 75 | 69 |
| Median comp | €304,500 | €2,502 | 11.8% | 74 | 66 |
Long-term rental The property in Águas Santas is overpriced at €312,000 compared to its fair value of €276,467, representing a 12.9% gap that diminishes the potential yield for long-term rental strategies. With a gross yield of only 3.2%, investors might find it challenging to justify the investment over time. Family rental At the current asking price, the 2-bed apartment seems overpriced, limiting its appeal for family rental purposes where value for money is essential. Despite being in a suburban area with decent amenities, the lower perceived value from tenants may impact occupancy rates due to the 3.2% yield. Buy-and-hold While buy-and-hold strategies are generally attractive for long-term appreciation, this particular property is not an ideal candidate as it is overpriced at €312,000, far exceeding the fair value of €276,467. Investors may struggle to see favorable returns, especially given the modest yield of 3.2% which suggests limited growth potential in the near future.
Economic Sensitivity The property may experience volatility due to its economic stability score of 70/100, indicating a moderate level of risk in economic fluctuations affecting tenant demand and 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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