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 98 m² on the 5th floor, energy rating D. Located on rua do Queimado, 103, Amarante, Madalena, Cepelos e Gatão parish, Amarante municipality, Porto district. Noteworthy Features: This apartment includes a modern kitchen featuring elegant finishes and a spacious en suite bedroom that enhances privacy for family members or guests.
The valuation. The asking price of €259,000 is significantly above the fair value of €224,398, reflecting an overpricing of €34,602 (15.4%). This discrepancy suggests potential investors may want to proceed with caution due to inflated costs.
Fair value modelled at €224,398 from 6 comparable sales in the area. Asking €259,000 sits €34,602 (15.4%) above — overpriced versus fair value.
Asking €259,000 versus the rua do Queimado, 103 area baseline of €182,011 (€1,857/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €182,011, adjusted for condition and micro-location, gives a modelled fair value of €224,398 (€2,290/m²), a €34,602 (15.4%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Queimado, 103 | Subject | €259,000 | €2,643 | — | 82 | 53 |
| avenida 25 de Abril, 9 | Active | €198,000 | €2,870 | 8.6% | 79 | 57 |
| avenida 1 de Maio Ed Carvalhido S / N | Active | €320,000 | €2,000 | 24.3% | 79 | 64 |
| Amarante, Madalena, Cepelos e Gatão · a8ed63 | Active | €223,000 | €2,534 | 4.1% | 73 | 56 |
| avenida Primeiro de Maio | Active | €175,000 | €3,723 | 40.9% | 92 | 56 |
| Median comp | €210,500 | €2,702 | 2.2% | 79 | 57 |
Long-term rental The property’s gross yield of 3.2% indicates that it is not positioned competitively for long-term rental, particularly given the pricing. Additionally, the suburban location combined with a moderate neighborhood rating of 53/100 suggests limited demand and tenant quality, further complicating rental viability. Value-add renovation With a condition rating of 81/100, while some cosmetic updates may yield improvement, the 15.4% gap to fair value indicates that the initial investment may not justify potential returns. Thus, the property is likely overpriced for a value-add strategy, presenting risks that may outweigh the benefits. Family rental The proximity to Porto and average schooling conditions suggest potential appeal for families; however, the high listing price makes this property an expensive option for prospective tenants. Overall, the property remains overpriced, limiting its attractiveness for family rentals in a competitive market.
Tenant turnover risk With a Tenant stability score of 55/100, there is a heightened risk of tenant turnover that could lead to increased vacancy periods and income instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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