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, 1-bathroom apartment of 109 m², built in 1996, energy rating C. Located on rua de Pinto Bessa, 280, Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: This apartment includes a practical laundry room and pantry, enhancing storage and functionality in daily living.
The valuation. The asking price of €282,500 sits 7.7% below the fair value of €306,189, translating to a difference of €23,689. This property is fairly priced given its condition and quality finishes. Buy-to-flip angle. The buy-to-flip strategy could leverage the apartment's high-quality finishes and appealing location, allowing for a potential resale at a higher price point after minor cosmetic upgrades. A quick turnaround could yield a profit in a competitive market. Buy-to-let angle. With an estimated gross yield of 3.2%, the property can provide a monthly rental income of approximately €753. Its suitability for long-term family rentals in a suburban context enhances the investment's viability.
Fair value modelled at €306,189 from 6 comparable sales in the area. Asking €282,500 sits €23,689 (7.7%) below — the upside to fair value.
Asking €282,500 versus the rua de Pinto Bessa, 280 area baseline of €288,214 (€2,644/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €288,214, adjusted for condition and micro-location, gives a modelled fair value of €306,189 (€2,809/m²), a €23,689 (7.7%) gap versus the €282,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Pinto Bessa, 280 | Subject | €282,500 | €2,592 | — | 75 | 70 |
| rua de São Bartolomeu, 143 | Active | €219,900 | €2,649 | 2.2% | 75 | 69 |
| Ermesinde · 38a0a6 | Active | €225,000 | €2,344 | 9.6% | 75 | 63 |
| São Mamede de Infesta e Senhora da Hora · 90da9d | Active | €360,000 | €3,600 | 38.9% | 80 | 61 |
| São Mamede de Infesta e Senhora da Hora · a8ee12 | Active | €399,000 | €3,244 | 25.2% | 70 | 69 |
| Median comp | €292,500 | €2,947 | 13.7% | 75 | 66 |
Long-term rental This 2-bed apartment in Águas Santas offers a gross yield of 3.2%, which is within acceptable ranges for suburban properties. However, with a fair value of €306,189, it is important to note that the property is priced fairly at €282,500, indicating limited room for immediate capital appreciation. Family rental Given its spacious 109m² layout and a fair condition rating of 78/100, this apartment could cater well to families seeking a suburban lifestyle. While the neighbourhood score of 70/100 suggests decent amenities and services, the property is currently priced fairly at €282,500, aligning closely with its fair value of €306,189. Buy-and-hold The current listing price of €282,500 for the apartment reflects a fair valuation against a fair value of €306,189, making it a stable, albeit not exceptional, investment for a buy-and-hold strategy. The consistent gross yield of 3.2% combined with moderate neighborhood conditions supports a long-term ownership plan, albeit without significant upside potential. Not ideal for: The property is unsuitable for short-term vacation rentals due to its suburban location, which generally lacks tourist appeal. Additionally, it does not cater well to the luxury market or student housing given the average tenant quality and educational infrastructure associated with Portuguese suburban areas.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could disrupt cash flow and lead to increased vacancy costs.
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