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, 2-bathroom apartment of 110 m² on the 2nd floor, built in 2002, energy rating C. Located Águas Santas parish, Maia municipality, Porto district. Noteworthy Features: This apartment includes both a private laundry area and spacious balconies that enhance outdoor living, complemented by a built-in fireplace for added warmth and ambiance.
The valuation. The asking price of €312,000 is significantly higher than the fair value of €273,577, resulting in an overpriced property by €38,423 (14.0%). This suggests potential difficulties in achieving a profitable resale in the short term.
Fair value modelled at €273,577 from 6 comparable sales in the area. Asking €312,000 sits €38,423 (14.0%) above — overpriced versus fair value.
Asking €312,000 versus the Águas Santas, Maia, Porto area baseline of €247,574 (€2,251/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €247,574, adjusted for condition and micro-location, gives a modelled fair value of €273,577 (€2,487/m²), a €38,423 (14.0%) gap versus the €312,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Santas · 07fa41 | Subject | €312,000 | €2,836 | — | 84 | 65 |
| Ermesinde · 937627 | Active | €295,000 | €2,398 | 15.4% | 75 | 73 |
| rua da Queimada | Active | €290,000 | €2,000 | 29.5% | 72 | 79 |
| Pedrouços · 19f817 | Active | €327,000 | €3,056 | 7.7% | 72 | 75 |
| rua Nova do Forno | Active | €299,000 | €2,623 | 7.5% | 80 | 65 |
| Median comp | €297,000 | €2,511 | 11.5% | 74 | 74 |
Long-term rental This 2-bed apartment in Águas Santas presents a gross yield of 3.2%, which may not compensate for its overpriced listing compared to its fair value. Additionally, with a neighbourhood score of 65/100, the demand for long-term tenants may be limited, impacting rental stability. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenged by its 14.0% gap from fair value, indicating potential appreciation risks in a suburban setting. The moderate condition score of 80/100 may require further investment to maintain property value over time. Family rental While the apartment could cater to families seeking space in a suburban environment, its overpriced listing diminishes the attractiveness for long-term family rentals. The neighbourhood's moderate amenities and crime score could further limit tenant interest, suggesting a need for caution in this market segment.
Economic Dependency Risk: With an economic stability score of 65/100 and a tenant stability score of 65/100, there is a significant risk of economic downturn impacting rental income, potentially leading to vacancy or reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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