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 96 m² on the 1st floor, built in 1998, energy rating C. Located Águas Santas parish, Maia municipality, Porto district. Location Advantage: This apartment is within 3000 meters from major access points like the Circunvalação Road and A3/A4, facilitating quick travel to Porto and surrounding areas. Gardening Opportunities: The condominium boasts a private garden exclusively for residents, offering a serene outdoor space.
The valuation. The asking price of €289,500 sits €33,172 (12.9%) above the fair value of €256,328, indicating that the property is overpriced. This discrepancy suggests reconsideration for potential buyers looking for a fair market investment.
Fair value modelled at €256,328 from 6 comparable sales in the area. Asking €289,500 sits €33,172 (12.9%) above — overpriced versus fair value.
Asking €289,500 versus the Águas Santas, Maia, Porto area baseline of €245,561 (€2,558/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €245,561, adjusted for condition and micro-location, gives a modelled fair value of €256,328 (€2,670/m²), a €33,172 (12.9%) gap versus the €289,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Santas · a80459 | Subject | €289,500 | €3,016 | — | 72 | 68 |
| rua das Cavadas, 36 | Active | €370,000 | €3,008 | 0.2% | 73 | 71 |
| rua Gonçalo Mendes da Maia, 835 | Active | €349,000 | €2,958 | 1.9% | 75 | 70 |
| rua Santana | Active | €289,900 | €2,735 | 9.3% | 76 | 71 |
| Rio Tinto · 261e8c | Active | €239,000 | €2,598 | 13.9% | — | 73 |
| Median comp | €319,450 | €2,847 | 5.6% | 75 | 71 |
Long-term rental A 2-bed apartment in Águas Santas, Maia, is overpriced at €289,500, exceeding the fair value of €256,328 by 12.9%. With a gross yield of only 3.5%, this property presents limitations for sustained passive income in the long-term rental market. Family rental The property’s current price does not align with the prevailing market conditions, making it less attractive for family rentals. Given the neighbourhood's decent amenities and accessibility, pricing should be more competitive to capture family tenants. Buy-and-hold As an investment for buy-and-hold strategies, this apartment is priced above its fair market value, limiting potential returns. The overall condition rating of 70/100 suggests maintenance costs could further erode profitability over time.
Tenant Default Risk The tenant stability score of 65/100 indicates a moderate risk of tenant defaults, which could affect rental income and cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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