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, 2-bathroom apartment of 160 m², energy rating E. Located on rua Godinho, 863, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Feature: This apartment boasts a 45 m² living room perfect for subdividing into separate areas, enhancing both functionality and entertainment options for residents and guests.
The valuation. The asking price of €495,000 is slightly above the fair value of €491,791, sitting at €3,209 (0.6%) over. This indicates that the property is overpriced in the current market context.
Fair value modelled at €491,791 from the area baseline, adjusted for condition and location. Asking €495,000 sits €3,209 (0.6%) above — overpriced versus fair value.
Asking €495,000 versus the rua Godinho, 863 area baseline of €445,120 (€2,782/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 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Godinho, 863
Area baseline €445,120 + condition +€7,500 + location +€39,171 = modelled fair value of €491,791 (€3,074/m²), a €3,209 (0.6%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Godinho, 863 | Subject | €495,000 | €3,094 | — | 75 | 72 |
| São Mamede de Infesta e Senhora da Hora · 937361 | Active | €299,900 | €3,260 | 5.4% | 74 | 78 |
| Aldoar, Foz Do Douro e Nevogilde · 4bc341 | Active | €795,000 | €4,466 | 44.4% | 78 | 73 |
| São Mamede de Infesta e Senhora da Hora · 96c0c7 | Active | €300,000 | €2,830 | 8.5% | 65 | 76 |
| avenida Comendador Ferreira de Matos | Active | €385,000 | €2,852 | 7.8% | 70 | 67 |
| Median comp | €342,500 | €3,056 | 1.2% | 72 | 75 |
Long-term rental The property is overpriced at €495,000 compared to the fair value of €491,791, indicating limited potential for immediate rental returns. With a gross yield of 4.4%, the investment presents a challenge as the gap to fair value constrains profitability for long-term tenants. Family rental Given its proximity to Porto and access to well-rated schools, this apartment may attract families, but the current pricing makes it less attractive to potential renters. The slight appreciation to fair value of 0.6% further reinforces the concern that it is overpriced for family-oriented occupancy. Buy-and-hold Investing in this property as a buy-and-hold is risky due to its status as overpriced, with limited room for growth despite decent neighborhood ratings. Although the area has amenities that could support long-term stability, the valuation gap suggests that immediate financial gains may be difficult to achieve.
Economic and Tenant Instability The combined scores of 70/100 for both economic and tenant stability indicate a moderate risk, suggesting potential fluctuations in rental income or tenant turnover that could impact cash flow.
