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 house of 171 m², built in 1970, energy rating C. Located Águas Santas parish, Maia municipality, Porto district. This property boasts a spacious terrace with a built-in barbecue, ideal for entertaining, and includes an independent T1 dwelling, perfect for guests or rental income.
The valuation. The asking price of €485,000 is significantly above the fair value of €324,023, making it overpriced by €160,977 (49.7%). This discrepancy raises concerns about potential returns on investment.
Fair value modelled at €324,023 from 6 comparable sales in the area. Asking €485,000 sits €160,977 (49.7%) above — overpriced versus fair value.
Asking €485,000 versus the Águas Santas, Maia, Porto area baseline of €276,186 (€1,615/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €276,186, adjusted for condition and micro-location, gives a modelled fair value of €324,023 (€1,895/m²), a €160,977 (49.7%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Santas · 375101 | Subject | €485,000 | €2,836 | — | 85 | 66 |
| Nogueira e Silva Escura · 1e66c1 | Active | €579,000 | €2,393 | 15.6% | 80 | 70 |
| Águas Santas · bf2a88 | Active | €367,500 | €1,655 | 41.6% | 72 | 64 |
| rua Nova de Rebordãos | Active | €355,000 | €2,152 | 24.1% | 74 | 73 |
| Ermesinde · 8ee860 | Active | €425,000 | €1,778 | 37.3% | 72 | 74 |
| Median comp | €396,250 | €1,965 | 30.7% | 73 | 72 |
Long-term rental The property at €485,000 is overpriced compared to its fair value of €324,023, leading to a significant gap of 49.7%. With a gross yield of only 2.6%, long-term rental viability is compromised, making this investment less attractive. Family rental Given the significant overpricing of the property relative to its fair value, it is ill-suited for family rental purposes. The combined yield of 2.6% does not justify the investment for catering to family needs in the suburban Greater Porto area. Buy-and-hold The high listing price of €485,000 compared to a fair value of €324,023 indicates that this buy-and-hold strategy may not yield desirable returns. With an overall yield of 2.6%, maintaining the property under current market conditions poses significant financial risks.
Economic Vulnerability With an economic stability score of 70, there is a moderate risk that economic downturns could negatively impact property values and tenant retention, compounded by the lower tenant stability score of 60 indicating potential issues with tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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