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, 2-bathroom apartment of 163 m², built in 2003, energy rating C. Located on rua de Brito Capelo, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts a superior location along Rua de Brito Capelo, just 500 meters from Matosinhos Beach and less than a 2-minute walk to the metro station. Condition Notes: The property exhibits a modern design aesthetic with a well-maintained interior, featuring spacious, brightly lit rooms with quality finishes and excellent storage options in the kitchen.
The valuation. The asking price of €690,000 is significantly higher than the fair value of €492,706, resulting in an overpricing of €197,294 (28.6%). The property does not represent a good investment based on its valuation.
Fair value modelled at €492,706 from the area baseline, adjusted for condition and location. Asking €690,000 sits €197,294 (28.6%) above — overpriced versus fair value.
Asking €690,000 versus the rua de Brito Capelo area baseline of €524,534 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Brito Capelo
Area baseline €524,534 + condition +€8,405 + location +€30,836 = modelled fair value of €492,706 (€3,023/m²), a €197,294 (28.6%) gap versus the €690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Brito Capelo | Subject | €690,000 | €4,233 | — | 75 | 67 |
| rua de Alfredo Cunha S / N | Active | €620,000 | €4,429 | 4.6% | 75 | 70 |
| rua da Lagoa | Active | €339,500 | €3,086 | 27.1% | 78 | 71 |
| Matosinhos e Leça da Palmeira · 25f725 | Active | €598,000 | €3,497 | 17.4% | 78 | 68 |
| rua Diu | Active | €288,000 | €3,740 | 11.6% | 75 | 73 |
| Median comp | €468,750 | €3,619 | 14.5% | 77 | 71 |
Long-term rental The apartment's current price of €690,000, which is 28.6% above the fair value of €492,706, indicates that it may struggle to generate sufficient rental yields in the long term, currently standing at only 3.1%. Given the moderate neighbourhood ratings of 67/100, potential tenants might seek better value in competing locations, making this investment less appealing for long-term rental strategies. Family rental While the property is located in a suburban area with good schools, which may attract families, the pricing at €690,000 suggests it is not a competitive offering despite a desirable living environment. The gap of 28.6% from fair value means families may prefer to allocate their resources towards more reasonably priced options elsewhere. Buy-and-hold Investing in this property as a buy-and-hold strategy would be risky, considering its €690,000 price tag exceeds the fair value by a significant margin of 28.6%. The average gross yield of 3.1% coupled with moderate neighbourhood scores highlights that holding this property may not yield favorable returns over time, given its overpriced status.
Tenant turnover risk: With a tenant stability score of 65/100, there is a notable risk of higher tenant turnover that could lead to increased vacancy periods and potential revenue loss.
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