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 142 m², built in 2022, energy rating B. Located on rua de Brito Capelo, 5A, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment's unique layout incorporates a private 40 m² terrace accessible from all major living areas, promoting indoor-outdoor living in a tranquil, sheltered environment. Características Notáveis: A disposição única do apartamento inclui um terraço privado de 40 m² acessível a partir de todas as principais áreas de estar, promovendo a vida interior-exterior num ambiente tranquilo e protegido.
The valuation. The asking price of €639,000 exceeds the fair value of €445,978 by €193,022 (30.2%), indicating the property is overpriced. Buy-to-flip angle. A resale strategy could focus on renovating and upgrading the property further, targeting an upscale market in Matosinhos. Buy-to-let angle. The estimated rental income of €1,438/month provides a gross yield of 2.7%, appealing for stable long-term rental investments in a suburban area.
Fair value modelled at €445,978 from the area baseline, adjusted for condition and location. Asking €639,000 sits €193,022 (30.2%) above — overpriced versus fair value.
Asking €639,000 versus the rua de Brito Capelo, 5A area baseline of €456,956 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 86 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Brito Capelo, 5A
Area baseline €456,956 + condition +€17,750 + location +€33,184 = modelled fair value of €445,978 (€3,141/m²), a €193,022 (30.2%) gap versus the €639,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Brito Capelo, 5A | Subject | €639,000 | €4,500 | — | 86 | 71 |
| Matosinhos e Leça da Palmeira · 023b52 | Active | €850,000 | €6,296 | 39.9% | 82 | 80 |
| avenida Comendador Ferreira de Matos, 869 | Active | €840,000 | €4,641 | 3.1% | 80 | 73 |
| Aldoar, Foz Do Douro e Nevogilde · 03258f | Active | €1,100,000 | €6,918 | 53.7% | 78 | 73 |
| São Mamede de Infesta e Senhora da Hora · 1e63c6 | Active | €503,000 | €2,858 | 36.5% | 78 | 72 |
| Median comp | €845,000 | €5,469 | 21.5% | 79 | 73 |
Long-term rental The property is overpriced at €639,000, significantly exceeding its fair value of €445,978 with a 30.2% gap, which diminishes potential returns for long-term rent. The gross yield of only 2.7% indicates that this investment may not generate adequate cash flow relative to its high purchase price. Family rental With a fair value of €445,978 and a listing price of €639,000, the property presents a challenging situation for family rentals due to being overpriced by 30.2%. This reduced investment attractiveness is reflected in the lower-than-desired yield of 2.7%, limiting appeal to families looking for rental opportunities. Buy-and-hold The buy-and-hold strategy may be compromised by the 30.2% price gap, with the property priced at €639,000 instead of its fair value of €445,978. The low gross yield of 2.7% further suggests that long-term appreciation may not offset the initial financial outlay required, making it a less appealing choice for investors seeking stability and growth over time.
Potential Tenant Turnover The equal scores of 70 for both economic and tenant stability suggest that there is a moderate risk of tenant turnover, which could impact cash flow.
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