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 85 m². Located on rua da Agudela, Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts a functional sunroom and a shared terrace that offers stunning views and direct proximity to the beach, enhancing its coastal living experience.
The valuation. The asking price of €379,500 is significantly above fair value at €233,474, representing an excess of €146,026 (38.5%). This property is considered overpriced based on current market analysis. Buy-to-flip angle. A buy-and-flip strategy could struggle due to the high initial purchase price, requiring substantial renovations to enhance appeal before resale. Potential buyers may be deterred by the current valuation. Buy-to-let angle. With an estimated gross yield of 3.3% at €1,044/month, the rental income strategy focuses on long-term tenancies in this suburban area. However, the yield may not justify the high asking price for investors.
Fair value modelled at €233,474 from the area baseline, adjusted for condition and location. Asking €379,500 sits €146,026 (38.5%) above — overpriced versus fair value.
Asking €379,500 versus the rua da Agudela area baseline of €236,470 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 56 · Materials 60 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 60 · Amenities 75 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Agudela
Area baseline €236,470 + condition -€21,914 + location +€18,918 = modelled fair value of €233,474 (€2,747/m²), a €146,026 (38.5%) gap versus the €379,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Agudela | Subject | €379,500 | €4,465 | — | 56 | 70 |
| rua da Agudela | Active | €370,000 | €4,353 | 2.5% | 72 | 69 |
| rua Manuel Francisco Correia, 157 | Active | €269,000 | €5,380 | 20.5% | 70 | 73 |
| rua da Agudela | Active | €425,000 | €3,346 | 25.0% | 70 | 67 |
| Perafita, Lavra e Santa Cruz do Bispo · 0239c0 | Active | €425,000 | €3,373 | 24.5% | 73 | 72 |
| Median comp | €397,500 | €3,863 | 13.5% | 71 | 71 |
Long-term rental This property, listed at €379,500, is overpriced with a fair value of only €233,474, indicating a significant 38.5% gap. The gross yield of 3.3% remains below the ideal threshold for long-term rental investments in the area. Family rental Despite its suburban amenities, the property is overpriced at €379,500, far exceeding its fair value of €233,474, which creates an unsustainable investment scenario. As family rental demand typically favors good value properties, this 3.3% yield fails to attract potential tenants seeking affordability. Buy-and-hold The buy-and-hold strategy for this apartment is not advisable, given its 38.5% overpricing compared to the fair value of €233,474. The property's yield of 3.3% is insufficient for long-term growth, suggesting that holding this asset is unlikely to provide worthwhile returns over time.
Economic Downturn Risk With an economic stability score of 70/100, there is an elevated risk of economic downturn impacting rental demand and pricing.
