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 105 m², built in 2006, energy rating C. Located on rua Carlos Alberto Morais, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts direct access to the beautifully landscaped gardens and enjoys a prime location with exceptional proximity to the beach and local amenities.
The valuation. The asking price of €415,000 is significantly above fair value, which stands at €298,256, indicating an overpricing of €116,744 (28.1%). This valuation suggests the property is not a financially sound investment at the current price.
Fair value modelled at €298,256 from the area baseline, adjusted for condition and location. Asking €415,000 sits €116,744 (28.1%) above — overpriced versus fair value.
Asking €415,000 versus the rua Carlos Alberto Morais area baseline of €347,550 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 74 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 62/100 (Housing Market 60 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Alberto Morais
Area baseline €347,550 + condition -€7,875 + location +€14,021 = modelled fair value of €298,256 (€2,841/m²), a €116,744 (28.1%) gap versus the €415,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Alberto Morais | Subject | €415,000 | €3,952 | — | 68 | 62 |
| rua Firmino Oliveira Gomes | Active | €440,000 | €3,697 | 6.4% | 75 | 71 |
| avenida Doutor Salgado Zenha, 371 | Active | €350,000 | €3,211 | 18.8% | 75 | 68 |
| rua Dom Marcos da Cruz, 226 | Active | €360,000 | €3,429 | 13.3% | 75 | 65 |
| Matosinhos e Leça da Palmeira · 49b823 | Active | €490,000 | €3,920 | 0.8% | 70 | 68 |
| Median comp | €400,000 | €3,563 | 9.9% | 75 | 68 |
Long-term rental The property is overpriced at €415,000, significantly above the fair value of €298,256, indicating a gap of 28.1%. With a gross yield of 0%, the long-term rental strategy lacks financial viability in the current market conditions. Student housing Despite its proximity to Porto, the apartment's 28.1% premium over fair value at €415,000 renders it an unattractive investment for student housing. The lack of yield and moderate neighborhood ratings suggest that potential rental income will not justify the high purchase price. Buy-and-hold Acquiring this property as a buy-and-hold investment is less favorable due to its pricing at €415,000, which is 28.1% above its fair value of €298,256. The lack of cash flow generation and the condition rating of 70/100 further diminish its appeal for a long-term investment horizon.
Economic downturn risk With an economic stability score of 65/100, there is a significant risk of declining property values and tenant turnover due to potential economic instability.
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