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, 3-bathroom apartment of 123 m² on the 7th floor, built in 2006, energy rating C. Located on rua Carlos Alberto Morais S / N, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts wide and unobstructed balcony views of the river and sea, enhancing its appeal as a serene retreat in the city.
The valuation. The asking price of €450,000 is significantly above the fair value of €374,342, representing an overpricing of €75,658 or 16.8%. This discrepancy indicates that the property is not a financially sound investment at its current listing price.
Fair value modelled at €374,342 from the area baseline, adjusted for condition and location. Asking €450,000 sits €75,658 (16.8%) above — overpriced versus fair value.
Asking €450,000 versus the rua Carlos Alberto Morais S / N area baseline of €407,130 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Alberto Morais S / N
Area baseline €407,130 + condition +€6,150 + location +€26,006 = modelled fair value of €374,342 (€3,043/m²), a €75,658 (16.8%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Alberto Morais S / N | Subject | €450,000 | €3,659 | — | 75 | 69 |
| rua Diu | Active | €288,000 | €3,740 | 2.2% | 75 | 73 |
| Matosinhos e Leça da Palmeira · 25f503 | Active | €399,000 | €4,385 | 19.8% | 73 | 70 |
| rua Firmino Oliveira Gomes | Active | €440,000 | €3,697 | 1.1% | 75 | 71 |
| avenida Dom Afonso Henriques | Active | €385,000 | €3,263 | 10.8% | 76 | 70 |
| Median comp | €392,000 | €3,719 | 1.6% | 75 | 71 |
Long-term rental The property's asking price of €450,000 exceeds the fair value of €374,342 by 16.8%, indicating it is overpriced. With a gross yield of 3.7% and a neighborhood rating of 69/100, long-term rental viability appears limited due to the disproportionate investment requirement. Buy-and-hold Acquiring this property at €450,000 would place it well above its fair value of €374,342, making it overpriced and less appealing for buy-and-hold investors. The 3.7% gross yield suggests that long-term appreciation potential may not sufficiently compensate for the initial overvaluation. Family rental Considering the listing price of €450,000 against a fair value of €374,342, the property is overpriced and may deter families looking for affordable rental options. Additionally, while the neighborhood rate of 69/100 reflects decent living conditions, the 3.7% yield does not align with the higher pricing expectations of family rentals.
Lower Tenant Retention Risk The tenant stability score of 65/100 suggests a higher likelihood of turnover compared to the economic stability score of 75/100, potentially impacting short-term rental income.
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