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 103 m² on the 4th floor, built in 2003, energy rating C. Located on alameda da Granja, 121, Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: This apartment includes a modern kitchen with a practically new stove and refrigerator, and an efficient laundry area with ample space for drying and laundry appliances.
The valuation. The asking price of €299,000 is significantly above the fair value of €245,331, reflecting an overvaluation of €53,669 (21.9%). This discrepancy suggests potential financial risks for investors considering purchase. Buy-to-flip angle. A buy-to-flip strategy may not yield favorable results, as the current market positioning indicates limited profit margins due to the asking price exceeding fair valuation. Quick reselling could lead to losses. Buy-to-let angle. With an estimated rental income of €847/month, the gross yield stands at 3.4%. However, this yield may not compensate for the higher purchase price in the long-term rental market.
Fair value modelled at €245,331 from 6 comparable sales in the area. Asking €299,000 sits €53,669 (21.9%) above — overpriced versus fair value.
Asking €299,000 versus the alameda da Granja, 121 area baseline of €234,066 (€2,272/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €234,066, adjusted for condition and micro-location, gives a modelled fair value of €245,331 (€2,382/m²), a €53,669 (21.9%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda da Granja, 121 | Subject | €299,000 | €2,903 | — | 72 | 68 |
| Ermesinde · 5ed048 | Active | €340,000 | €2,576 | 11.3% | 72 | 63 |
| estrada Nova | Active | €255,000 | €2,383 | 17.9% | 72 | 72 |
| Baguim do Monte (Rio Tinto) · 0018ef | Active | €269,000 | €2,381 | 18.0% | 70 | 74 |
| rua São Brás | Active | €265,000 | €2,366 | 18.5% | 73 | 73 |
| Median comp | €267,000 | €2,382 | 17.9% | 72 | 73 |
Long-term rental Despite the potential for stable cash flow, the 21.9% gap above fair value suggests that this 2-bed apartment in Águas Santas is not a prudent investment at €299,000. The gross yield of 3.4% is below the desirable thresholds for long-term rental returns, indicating limited upside potential for consistent rental income. Buy-and-hold Investing in this property as a buy-and-hold strategy carries significant risk given its current price point of €299,000, which is 21.9% above the estimated fair value. With a condition score of 75/100, the upkeep and renovation costs may also hinder long-term value appreciation in an already overpriced market. Family rental While the apartment could serve as a family rental due to its size and relatively low crime rates, the 21.9% premium over fair value at €299,000 renders this option less attractive. The neighbourhood score of 68/100 indicates some appeal, yet the elevated price could deter potential family tenants seeking affordability. Not ideal for Short-term vacation rental, Luxury market, Student housing
Economic Vulnerability The property faces a risk due to the economic stability score of 70/100, indicating potential fluctuations in market conditions that may impact tenant demand and rental income stability. Tenancy Risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
