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, 3-bathroom apartment of 157 m² on the 16th floor, built in 2006, energy rating B. Located on rua Carlos Alberto Morais, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. The apartment includes a dedicated laundry room and a large terrace ideal for family gatherings or enjoying the sea views.
The valuation. The asking price of €649,500 exceeds the fair value of €481,343 by €168,157, or 25.9%. This property is considered overpriced, making it less appealing for immediate investment.
Fair value modelled at €481,343 from the area baseline, adjusted for condition and location. Asking €649,500 sits €168,157 (25.9%) above — overpriced versus fair value.
Asking €649,500 versus the rua Carlos Alberto Morais area baseline of €505,226 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 72 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 73). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Alberto Morais
Area baseline €505,226 + condition +€6,133 + location +€38,436 = modelled fair value of €481,343 (€3,066/m²), a €168,157 (25.9%) gap versus the €649,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Alberto Morais | Subject | €649,500 | €4,137 | — | 72 | 72 |
| Matosinhos e Leça da Palmeira · f36334 | Active | €555,000 | €3,750 | 9.4% | 74 | 71 |
| avenida Doutor Salgado Zenha S / N | Active | €480,000 | €2,857 | 30.9% | 72 | 67 |
| São Mamede de Infesta e Senhora da Hora · 1e63c6 | Active | €503,000 | €2,858 | 30.9% | 78 | 72 |
| rua da Lagoa S / N | Active | €335,000 | €2,913 | 29.6% | 80 | 72 |
| Median comp | €491,500 | €2,886 | 30.3% | 76 | 72 |
Long-term rental This property, listed at €649,500, presents a significant gap of 25.9% compared to its fair value of €481,343, making it overpriced for a long-term rental strategy. With a gross yield of only 2.8%, investors may struggle to achieve a satisfactory return on investment. Family rental Given the family's needs for space and amenities, this property in Matosinhos e Leça da Palmeira may attract interest, yet it remains overpriced at €649,500 compared to a fair value of €481,343. The yield of 2.8% does not justify the elevated price, making it less appealing for family-oriented tenants seeking good value. Buy-and-hold As a buy-and-hold investment, the property is overpriced at €649,500, exceeding its fair valuation of €481,343 by 25.9%. Investors might find the 2.8% yield insufficient to compensate for the premium paid, impacting long-term financial viability.
Tenant turnover risk With a tenant stability score of 73/100, the property may experience a moderate risk of tenant turnover, which can lead to increased vacancies and costs associated with finding new tenants.
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