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 106 m², built in 1999, energy rating C. Located Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment features unobstructed sea views and is just steps away from Praia da Agudela, enhancing its appeal as a coastal retreat for relaxation and leisure.
The valuation. The asking price of €468,000 is significantly above the fair value of €326,890, indicating an overvaluation of €141,110 (30.2%). This property does not represent a favorable investment opportunity. Buy-to-flip angle. A resale strategy could yield a profit if market conditions improve, but at the current asking price, the margins are slim, making quick flips less feasible. Buy-to-let angle. With an estimated monthly rental income of €1,287, the gross yield stands at 3.3%, appealing for long-term family rentals, given the proximity to Porto and stable neighborhood characteristics.
Fair value modelled at €326,890 from the area baseline, adjusted for condition and location. Asking €468,000 sits €141,110 (30.2%) above — overpriced versus fair value.
Asking €468,000 versus the Perafita, Lavra e Santa Cruz do Bispo, Matosinhos, Porto area baseline of €350,860 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Perafita, Lavra e Santa Cruz do Bispo, Matosinhos, Porto
Area baseline €350,860 + condition +€10,766 + location +€21,232 = modelled fair value of €326,890 (€3,084/m²), a €141,110 (30.2%) gap versus the €468,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Perafita, Lavra e Santa Cruz do Bispo · 49b894 | Subject | €468,000 | €4,415 | — | 80 | 68 |
| rua Professor Ofélia da Cruz Costa, 900 | Active | €498,000 | €2,964 | 32.9% | 82 | 76 |
| travessa de Miguel Duarte Caturro, 50 | Active | €480,000 | €2,791 | 36.8% | 78 | 68 |
| Perafita, Lavra e Santa Cruz do Bispo · 0239c0 | Active | €425,000 | €3,373 | 23.6% | 73 | 72 |
| Perafita, Lavra e Santa Cruz do Bispo · 956916 | Active | €375,000 | €3,319 | 24.8% | 70 | 68 |
| Median comp | €452,500 | €3,142 | 28.8% | 76 | 70 |
Family rental The property in Perafita, Lavra e Santa Cruz do Bispo, Matosinhos is priced at €468,000, significantly above its fair value of €326,890, suggesting it is a disappointing investment for family rentals due to its 30.2% overpricing. Even with a decent condition score of 82/100 and a gross yield of 3.3%, the market dynamics indicate that families may be drawn to more affordable options, undermining tenant demand. Long-term rental Given the €468,000 listing price, which exceeds the fair value by 30.2%, this property in the Perafita area is not an appealing choice for long-term rental investors looking for solid returns. The relatively modest gross yield of 3.3%, alongside an economic landscape influenced by proximity to Porto, points to an overall lack of justification for this pricing. Buy-and-hold At a listing price of €468,000, well above the fair value of €326,890, this 3-bed apartment is not an advisable buy-and-hold strategy due to its significant overpricing. The current yield of 3.3% and the local neighborhood score of 68/100 do not compensate for the steep acquisition cost, potentially eroding long-term capital appreciation. Not ideal for While the proximity to Porto offers certain advantages, the current price tag and fair value analysis reveal this property is not suitable for strategies targeting short-term vacation rental, luxury markets, or student housing, which often require better pricing dynamics for profitability.
Tenant turnover risk With a tenant stability score of 65/100, there is a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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