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, 2-bathroom apartment of 80 m², energy rating F. Located on rua Silva Brinco, 681, São Mamede de Infesta e Senhora da Hora parish, Matosinhos municipality, Porto district. This property features balconies on both fronts, enhancing its appeal with ample natural light and an inviting outdoor space, perfect for relaxation or study breaks.
The valuation. The asking price of €280,000 exceeds the fair value of €236,706 by €43,294, representing a 15.5% premium. This property is therefore considered overpriced.
Fair value modelled at €236,706 from the area baseline, adjusted for condition and location. Asking €280,000 sits €43,294 (15.5%) above — overpriced versus fair value.
Asking €280,000 versus the rua Silva Brinco, 681 area baseline of €222,560 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Silva Brinco, 681
Area baseline €222,560 + condition -€9,000 + location +€23,146 = modelled fair value of €236,706 (€2,959/m²), a €43,294 (15.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Silva Brinco, 681 | Subject | €280,000 | €3,500 | — | 70 | 76 |
| Paranhos · 2620a7 | Active | €230,000 | €4,510 | 28.9% | 70 | 74 |
| rua Bernardim Ribeiro, 166G | Active | €260,000 | €2,921 | 16.5% | — | 69 |
| rua Companhia dos Caolinos, 548 | Active | €365,000 | €3,650 | 4.3% | 80 | 71 |
| praceta Henrique Medina, 78 | Active | €340,000 | €2,857 | 18.4% | 70 | 75 |
| Median comp | €300,000 | €3,286 | 6.1% | 70 | 73 |
Long-term rental The property is priced at €280,000, exceeding the fair value of €236,706 by 15.5%, which suggests a harder path to profitability in a long-term rental strategy. With a gross yield of only 3.9%, the investment does not align with attractive returns typically sought in this market segment. Family rental Given the neighborhood's positive features, including a score of 76/100 and amenities suitable for families, the demand for family rentals remains strong; however, the property’s overpriced nature places it at a disadvantage. At a listing price that outpaces fair value, potential family tenants may be deterred due to higher rental expectations based on the purchase cost. Buy-and-hold While the location near Porto provides opportunities for appreciation in the long term, the current listing price indicates that the property is overpriced compared to its fair value. Holding onto an investment that is valued at a 15.5% premium may result in reduced equity growth and increased holding costs over time.
Tenant turnover risk There is a potential risk of increased tenant turnover due to a tenant stability score of 75/100, which may impact cash flow and occupancy rates.
