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, 4-bathroom penthouse of 199 m², built in 2009, energy rating B. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This penthouse offers an expansive sea-facing balcony that seamlessly connects the living area to the stunning views, enhancing outdoor living and entertaining. Condition Notes: The property is in excellent condition, showcasing contemporary design and premium finishes.
The valuation. The asking price of €1,950,000 significantly exceeds the fair value of €611,710 by €1,338,290 (68.6%). Therefore, this property is deemed overpriced and does not represent a sound investment opportunity.
Fair value modelled at €611,710 from the area baseline, adjusted for condition and location. Asking €1,950,000 sits €1,338,290 (68.6%) above — overpriced versus fair value.
Asking €1,950,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €658,690 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 (Condition 90 · Materials 85 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 65 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Matosinhos e Leça da Palmeira, Matosinhos, Porto
Area baseline €658,690 + condition +€24,875 + location +€33,217 = modelled fair value of €611,710 (€3,074/m²), a €1,338,290 (68.6%) gap versus the €1,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 0dceda | Subject | €1,950,000 | €9,799 | — | 90 | 65 |
| rua Manuel Dias da Fonseca, 132 | Active | €1,150,000 | €4,792 | 51.1% | 85 | 76 |
| avenida Comendador Ferreira de Matos, 869 | Active | €840,000 | €4,641 | 52.6% | 80 | 73 |
| Matosinhos e Leça da Palmeira · 023b52 | Active | €850,000 | €6,296 | 35.7% | 82 | 80 |
| rua de Brito Capelo, 5A | Active | €639,000 | €4,500 | 54.1% | 86 | 71 |
| Median comp | €845,000 | €4,717 | 51.9% | 84 | 75 |
Long-term rental The 4-bed penthouse in Matosinhos is overpriced, listing at €1,950,000 while its fair value is only €611,710, representing a significant gap of 68.6%. With a low gross yield of 2%, this investment strategy may not provide sufficient returns despite the property's high-quality condition. Family rental This property, despite its high score for condition at 89/100, is overpriced at €1,950,000, being 68.6% above the fair value of €611,710. The surrounding suburban safety profile is advantageous, but the steep asking price diminishes its attractiveness for families looking for rental options. Buy-and-hold The buy-and-hold strategy is not suitable for this penthouse due to its significant overvaluation, listing at €1,950,000 against a fair value of only €611,710, resulting in a 68.6% gap. Although the neighborhood benefits from proximity to Porto, the low gross yield of 2% suggests that potential capital appreciation may not compensate for the high entry price.
Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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