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.
4-bedroom, 4-bathroom apartment of 215 m², built in 2011. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment is located in the RAR condominium, featuring a rooftop pool with panoramic views over the city and the ocean, enhancing its luxury appeal.
The valuation. The asking price of €1,100,000 is €436,002 above its fair value of €663,998, translating to a significant 39.6% markup. This indicates that the property is overpriced and may not yield favorable returns based on current market conditions.
Fair value modelled at €663,998 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €436,002 (39.6%) above — overpriced versus fair value.
Asking €1,100,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €598,130 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 80 · Amenities 60 · Economic 70 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
Matosinhos e Leça da Palmeira, Matosinhos, Porto
Area baseline €598,130 + condition +€25,195 + location +€40,673 = modelled fair value of €663,998 (€3,088/m²), a €436,002 (39.6%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 4b9163 | Subject | €1,100,000 | €5,116 | — | 80 | 67 |
| Aldoar, Foz Do Douro e Nevogilde · 956f77 | Active | €1,600,000 | €6,154 | 20.3% | 75 | 72 |
| Aldoar, Foz Do Douro e Nevogilde · 99f3ec | Active | €1,600,000 | €5,776 | 12.9% | 75 | 71 |
| avenida Brasil | Active | €2,100,000 | €8,333 | 62.9% | 80 | 82 |
| avenida Brasil | Active | €895,000 | €6,581 | 28.6% | 85 | 78 |
| Median comp | €1,600,000 | €6,368 | 24.5% | 78 | 75 |
Long-term rental The property’s high listing price of €1,100,000 stands significantly above its fair value of €663,998, suggesting it may not be a sound investment for long-term rental income. With a gross yield of only 2.7%, potential returns are limited, especially in a neighborhood rated 67/100 for tenant quality. Family rental While Matosinhos e Leça da Palmeira offers a desirable suburban environment for families, the substantial gap between the asking price and fair value makes this property an unattractive option for family rental markets. The 2.7% yield combined with a fair condition score of 83/100 fails to justify the premium listing price. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its current overpricing at €1,100,000 compared to a fair value of €663,998, which severely limits potential appreciation. The modest yield of 2.7% further complicates the long-term financial outlook for this investment strategy.
Tenant turnover risk The tenant stability score of 50/100 indicates a high likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
