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, 1-bathroom apartment of 111 m² on the 3rd floor, built in 1997, energy rating D. Located Nogueira e Silva Escura parish, Maia municipality, Porto district. This apartment features a sunroom that enhances the living space, allowing for versatile use and increased natural light, contributing to overall comfort and quality of life.
The valuation. The asking price of €299,000 is notably above the fair value of €265,561, representing an overvaluation of €33,439 (12.6%). This pricing reflects the property's elevated market position without aligning with its true value.
Fair value modelled at €265,561 from 6 comparable sales in the area. Asking €299,000 sits €33,439 (12.6%) above — overpriced versus fair value.
Asking €299,000 versus the Nogueira e Silva Escura, Maia, Porto area baseline of €250,723 (€2,259/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 €250,723, adjusted for condition and micro-location, gives a modelled fair value of €265,561 (€2,392/m²), a €33,439 (12.6%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Nogueira e Silva Escura · e3add4 | Subject | €299,000 | €2,694 | — | 60 | 66 |
| rua Dom João IV S / N | Active | €285,000 | €2,036 | 24.4% | 65 | 65 |
| rua Bento de Jesus Caraça | Active | €195,000 | €1,950 | 27.6% | — | 72 |
| rua Raúl Brandão | Active | €315,000 | €2,864 | 6.3% | 70 | 70 |
| Águas Santas · 133b3b | Active | €295,000 | €2,837 | 5.3% | 70 | 74 |
| Median comp | €290,000 | €2,437 | 9.5% | 70 | 71 |
Long-term rental This property, priced at €299,000, exceeds its fair value of €265,561 by 12.6%, making it an overpriced investment for long-term rental purposes. Additionally, the gross yield of 3.9% does not sufficiently compensate for the elevated price point in a family-oriented neighborhood with mid-range tenant quality ratings. Buy-and-hold The 3-bed apartment in Nogueira e Silva Escura, Maia, while suitable for a buy-and-hold strategy, is currently overpriced at €299,000 against a fair value of €265,561. The expected appreciation in a suburban area may not justify the initial investment cost given the modest gross yield of 3.9%. Family rental While appealing to families due to its local amenities and safety standards, this apartment is overpriced at €299,000 compared to its fair valuation of €265,561. The 3.9% gross yield suggests limited prospects for long-term financial returns in this demographic-focused sector, thus undermining its attractiveness as a family rental investment.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant likelihood of increased turnover, which may lead to higher vacancy rates and associated costs 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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