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, 3-bathroom apartment of 133 m², built in 2020, energy rating A. Located on rua Santos Lessa, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment features infrastructure for electric vehicle charging, enhancing its appeal in today's eco-conscious market.
The valuation. The asking price of €475,000 is above the fair value of €420,256, indicating that the property is overpriced by €54,744, or 11.5% overvalued.
Fair value modelled at €420,256 from the area baseline, adjusted for condition and location. Asking €475,000 sits €54,744 (11.5%) above — overpriced versus fair value.
Asking €475,000 versus the rua Santos Lessa area baseline of €370,006 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 78 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 75 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Santos Lessa
Area baseline €370,006 + condition +€16,209 + location +€34,041 = modelled fair value of €420,256 (€3,160/m²), a €54,744 (11.5%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santos Lessa | Subject | €475,000 | €3,571 | — | 78 | 73 |
| urbanização Leça Place II Boa Nova | Active | €435,000 | €3,222 | 9.8% | 80 | 65 |
| Matosinhos e Leça da Palmeira · f36334 | Active | €555,000 | €3,750 | 5.0% | 74 | 71 |
| São Mamede de Infesta e Senhora da Hora · 1e63c6 | Active | €503,000 | €2,858 | 20.0% | 78 | 72 |
| rua da Lagoa S / N | Active | €335,000 | €2,913 | 18.4% | 80 | 72 |
| Median comp | €469,000 | €3,068 | 14.1% | 79 | 72 |
Long-term rental The property’s asking price of €475,000 exceeds the fair value of €420,256 by 11.5%, indicating it is overpriced for a long-term rental strategy. The gross yield of 3.2% does not sufficiently compensate for the elevated price, raising concerns about potential cash flow. Family rental While the 2-bed layout and semi-urban location may appeal to families, the €475,000 listing price positions it above the fair value, suggesting an overpriced scenario. This results in limited competitive advantage within the family rental market, particularly given the overall yield of 3.2%. Buy-and-hold With the 2-bed apartment priced at €475,000, which exceeds its fair value by 11.5%, the investment presents a concern for buy-and-hold strategies. This overpriced status may hinder future appreciation and rent growth, making it a less attractive long-term asset for property investors.
Economic downturn risk The Economic stability score of 70/100 indicates potential vulnerabilities that may affect property values in the event of a downturn, while a Tenant stability score of 75/100 suggests some risk of tenant turnover impacting rental income stability.
