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 112 m² on the 3rd floor, energy rating C. Located Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: The property features a recently rehabilitated facade completed in 2024, enhancing both aesthetic appeal and energy efficiency, along with a practical laundry area adjacent to the kitchen.
The valuation. The asking price of €380,000 is significantly above the fair value of €318,470, marking an overpricing of €61,530 or 19.3%. As such, this property does not represent a fair market opportunity. Buy-to-flip angle. Given the condition rating of 68/100, the strategy would involve minor renovations to modernize the dated elements, aiming for a resale at a higher price point within the established market around Porto. Buy-to-let angle. This property, generating an estimated monthly rental income of €887, offers a gross yield of 2.8%. Its suburban location near Porto, with family-friendly amenities, positions it well for long-term rental demand.
Fair value modelled at €318,470 from 6 comparable sales in the area. Asking €380,000 sits €61,530 (19.3%) above — overpriced versus fair value.
Asking €380,000 versus the Águas Santas, Maia, Porto area baseline of €319,205 (€2,850/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €319,205, adjusted for condition and micro-location, gives a modelled fair value of €318,470 (€2,843/m²), a €61,530 (19.3%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Santas · 2fcc19 | Subject | €380,000 | €3,393 | — | 70 | 76 |
| avenida de Fernão de Magalhães | Active | €365,000 | €3,147 | 7.3% | — | 76 |
| Águas Santas · 6eb8ec | Active | €315,000 | €2,299 | 32.2% | 72 | 75 |
| rua José Régio | Active | €285,000 | €3,000 | 11.6% | 68 | 69 |
| rua Cerfil Capitão Gramaxo, 72 | Active | €280,000 | €3,544 | 4.5% | 70 | 72 |
| Median comp | €300,000 | €3,074 | 9.4% | 70 | 74 |
Family rental The property is overpriced at €380,000, with a fair value of €318,470, indicating a gap of 19.3%. While the suburban location near Porto offers good amenities and a decent tenant quality, the current price diminishes the potential yield of 2.8%. Long-term rental Given the fair value of €318,470 and the listing price of €380,000, this property is clearly overpriced. Investing at this level would result in a lower-than-ideal yield of only 2.8%, making it less attractive for long-term rental strategies. Buy-and-hold At a listing price of €380,000, the property is overpriced relative to its fair value of €318,470, signaling a 19.3% disparity. This discrepancy diminishes the attractiveness of a buy-and-hold strategy, as a yield of 2.8% does not compensate for the elevated purchase price.
Tenant turnover risk The combined tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could impact rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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