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, 1-bathroom apartment of 82 m², built in 1985, energy rating D. Located on avenida da Praia de Angeiras S / N, Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy features: This property boasts direct access to the sandy shores of Praia de Angeiras, enhancing the coastal living experience with unobstructed sea views from various rooms.
The valuation. The asking price of €350,000 is significantly above the fair value of €257,071, indicating an overpricing of €92,929 (26.6%). This property is not a viable investment option based on its current asking price.
Fair value modelled at €257,071 from the area baseline, adjusted for condition and location. Asking €350,000 sits €92,929 (26.6%) above — overpriced versus fair value.
Asking €350,000 versus the avenida da Praia de Angeiras S / N area baseline of €228,124 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida da Praia de Angeiras S / N
Area baseline €228,124 + condition +€7,047 + location +€21,900 = modelled fair value of €257,071 (€3,135/m²), a €92,929 (26.6%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Praia de Angeiras S / N | Subject | €350,000 | €4,268 | — | 78 | 74 |
| travessa de Miguel Duarte Caturro, 50 | Active | €480,000 | €2,791 | 34.6% | 78 | 68 |
| rua da Agudela | Active | €370,000 | €4,353 | 2.0% | 72 | 69 |
| Perafita, Lavra e Santa Cruz do Bispo · 956916 | Active | €375,000 | €3,319 | 22.3% | 70 | 68 |
| Labruge · 49b975 | Active | €329,000 | €3,538 | 17.1% | 72 | 67 |
| Median comp | €372,500 | €3,429 | 19.7% | 72 | 68 |
Long-term rental The property in Perafita, Lavra e Santa Cruz do Bispo, is currently overpriced at €350,000, representing a 26.6% gap from its fair value of €257,071. With a gross yield of only 3.3%, the return on investment does not justify the elevated purchase price in this suburban market. Buy-and-hold Investing in this property as a buy-and-hold strategy appears precarious, given its current valuation is above fair market value. Anticipating property appreciation may not be prudent, especially when factoring in the limited potential for substantial rental income at a 3.3% yield. Family rental Although the apartment's condition is rated at 81/100, suggesting it is in decent shape, the listing price of €350,000 makes it less attractive for a long-term family rental investment. The higher price point diminishes the overall attractiveness for families seeking affordable housing options in the area, particularly when considering the close proximity of larger urban centers like Porto. Not ideal for The property is not suitable for short-term vacation rental due to its suburban location and inflated pricing, which exceeds fair value. Additionally, it does not cater to the luxury market or student housing, as those segments are likely to seek more competitive rental options or amenities that this apartment does not offer.
Tenant turnover risk Given a tenant stability score of 70/100, there is a moderate risk of increased turnover, which could lead to higher vacancy rates and associated costs in the near future.
