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 157 m² on the 1st floor, built in 1996, energy rating D. Located Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: This apartment benefits from a private terrace accessible from the living room, and its prime East/North orientation facilitates ample natural light throughout the day.
The valuation. The asking price of €325,000 is significantly above the fair value of €285,585, indicating the property is overpriced by €39,415 (13.8%). This price point may deter potential buyers seeking a reasonable investment. Buy-to-flip angle. Given the current condition rating of 67/100, a buy-to-flip strategy could involve minor renovations to boost appeal, potentially allowing for a resale at a higher price. Targeting a sales price aligned with market trends can maximize returns. Buy-to-let angle. With an estimated gross yield of 4.4% based on projected rental income of €1,192/month, the property supports a buy-to-let strategy appealing to families attracted by the proximity to Porto. The long-term rental potential aligns with local demand in the mixed neighborhood.
Fair value modelled at €285,585 from 6 comparable sales in the area. Asking €325,000 sits €39,415 (13.8%) above — overpriced versus fair value.
Asking €325,000 versus the Águas Santas, Maia, Porto area baseline of €291,626 (€1,857/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €291,626, adjusted for condition and micro-location, gives a modelled fair value of €285,585 (€1,819/m²), a €39,415 (13.8%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Santas · 76b587 | Subject | €325,000 | €2,070 | — | 60 | 71 |
| rua João Domingos Bontempo | Active | €339,500 | €1,835 | 11.3% | 73 | 71 |
| Águas Santas · 33bb46 | Active | €375,000 | €1,803 | 12.9% | 75 | 69 |
| travessa Cruzeiro | Active | €335,000 | €1,658 | 19.9% | 68 | 62 |
| Ermesinde · 3df3df | Active | €249,000 | €1,945 | 6.0% | 70 | 72 |
| Median comp | €337,250 | €1,819 | 12.1% | 72 | 70 |
Long-term rental This property, priced at €325,000, is currently 13.8% above its fair value of €285,585, indicating that it may not provide the desired return on investment for landlords. With a gross yield of 4.4% and a neighbourhood rating of 71/100, this investment opportunity appears to be less favorable than other properties in the area. Buy-and-hold Investing in this 3-bed apartment at the current listing price may lead to potential financial strain due to the valuation being above fair market value, with a significant gap of 13.8%. While the proximity to Porto enhances market strength, the apartment's condition score of 67/100 suggests that long-term appreciation may not be guaranteed. Family rental As a family rental, this property falls short of being an attractive investment given its price of €325,000, which exceeds the fair value by 13.8%. Families seeking quality housing might be deterred by the apartment's lower condition score of 67/100 and the associated risk of paying above market rates for the space.
Economic Vulnerability With an economic stability score of 75/100, there is a moderate risk that potential downturns in the local economy could impact rental demand and property values significantly. Tenant Instability A tenant stability score of 70/100 indicates a risk of tenant turnover which may lead to increased vacancy rates and reduced rental income over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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