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.
4-bedroom, 2-bathroom penthouse of 127 m², built in 2001, energy rating C. Located on rua Conde Alto Mearim, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This penthouse features a private parking space of 12.5 m², enhancing convenience and value in the highly sought-after upscale area of Matosinhos.
The valuation. The asking price of €465,000 is significantly above the fair value of €379,149, representing an overvaluation of €85,851 (18.5%). This discrepancy indicates the property is overpriced for its current market conditions. Buy-to-flip angle. A buy-to-flip strategy could involve updating the property to attract higher offers, aiming for a quick resale at a profit after renovations. The aim would be to leverage the upscale finishes in a competitive market. Buy-to-let angle. With an estimated monthly rental income of €1,705, the property would yield a gross rental yield of approximately 4.4%. This makes it suitable for long-term rentals given the family-oriented demographic in the area.
Fair value modelled at €379,149 from the area baseline, adjusted for condition and location. Asking €465,000 sits €85,851 (18.5%) above — overpriced versus fair value.
Asking €465,000 versus the rua Conde Alto Mearim area baseline of €353,314 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 71 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Conde Alto Mearim
Area baseline €353,314 + condition +€397 + location +€25,439 = modelled fair value of €379,149 (€2,985/m²), a €85,851 (18.5%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conde Alto Mearim | Subject | €465,000 | €3,661 | — | 71 | 68 |
| Matosinhos e Leça da Palmeira · 49b823 | Active | €490,000 | €3,920 | 7.1% | 70 | 68 |
| rua Dom Cristóvão da Gama, 84 | Active | €630,000 | €5,250 | 43.4% | 72 | 74 |
| rua de Francisco Oliveira Ferreira | Active | €460,000 | €3,651 | 0.3% | 70 | 70 |
| Aldoar, Foz Do Douro e Nevogilde · 023bef | Active | €625,000 | €4,496 | 22.8% | 75 | 72 |
| Median comp | €557,500 | €4,208 | 14.9% | 71 | 71 |
Long-term rental The 4-bed penthouse in Matosinhos, listed at €465,000, is currently overpriced by 18.5% compared to the fair value of €379,149. With a gross yield of 4.4%, the property may not generate optimal returns for long-term rental investors seeking favorable cash flow. Family rental While the 4-bed penthouse offers ample space for families, its listing price of €465,000 indicates it is overpriced by 18.5% when the fair value is €379,149. This discrepancy suggests that potential family renters may find better value in alternative properties that can accommodate their needs within budget. Buy-and-hold The buy-and-hold strategy for the Matosinhos penthouse faces a challenge due to its listing price being 18.5% over the fair value of €379,149. Investors may want to reconsider the potential for appreciation given the current market conditions and the property's yield of 4.4%, which may not offer adequate compensation for the higher acquisition cost.
Moderate Economic Risk The property has a relatively low economic stability score of 65/100, which indicates potential fluctuations in the local economy that could impact rental income and property value.
