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, 3-bathroom apartment of 126 m², energy rating A. Located on rua de Guimarães, Amarante, Madalena, Cepelos e Gatão parish, Amarante municipality, Porto district. This apartment features a fully equipped kitchen with premium SIEMENS appliances and offers MITSUBISHI air conditioning in all rooms for optimal comfort throughout the year.
The valuation. The asking price of €295,000 sits €43,000 above the fair value of €252,000, representing a 17.1% premium that indicates the property is overpriced. This discrepancy suggests that potential buyers may need to negotiate downwards significantly.
Fair value modelled at €252,000 from 5 comparable sales in the area. Asking €295,000 sits €43,000 (17.1%) above — overpriced versus fair value.
Asking €295,000 versus the rua de Guimarães area baseline of €193,419 (€1,535/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €193,419, adjusted for condition and micro-location, gives a modelled fair value of €252,000 (€2,000/m²), a €43,000 (17.1%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Guimarães | Subject | €295,000 | €2,341 | — | 82 | 59 |
| rua de Santo António | Active | €320,000 | €2,092 | 10.7% | 70 | 58 |
| rua Mário Cal Brandão, 318 | Active | €280,000 | €2,500 | 6.8% | 75 | 62 |
| Amarante, Madalena, Cepelos e Gatão · a805b0 | Active | €195,000 | €1,757 | 25.0% | 76 | 56 |
| Amarante, Madalena, Cepelos e Gatão · 4d4749 | Active | €250,000 | €2,000 | 14.6% | 65 | 62 |
| Median comp | €265,000 | €2,046 | 12.6% | 73 | 60 |
Long-term rental The property is not ideal for long-term rental given its listing price of €295,000, which is 17.1% above the fair value of €252,000, leading to a limited gross yield of 3.3%. Additionally, the neighborhood's score of 59/100 suggests potential challenges in attracting quality tenants over an extended period. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is risky, primarily due to its overpriced status at €295,000 compared to the fair value of €252,000, resulting in a significant gap that diminishes long-term appreciation potential. Furthermore, economic and tenant quality indicators in the area also do not support the higher price point, posing undue risk for an expected return on investment. Value-add renovation While a value-add renovation can increase the apartment's appeal, the existing price of €295,000 already overshoots its fair value of €252,000 by 17.1%, indicating that the investment may not yield desirable returns even after renovations. Furthermore, with a condition score of 85/100, the needed improvements could be constrained by the already high initial investment, further complicating the financial viability of this strategy.
Economic Vulnerability The combined economic and tenant stability scores of 60/100 indicate a potential risk of income instability should market conditions worsen or tenant turnover increase significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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