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, 3-bathroom apartment of 225 m², built in 2000, energy rating C. Located on rua Francisco Sá Carneiro S / N, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment features a panoramic terrace on the roof, providing exclusive communal space complemented by stunning views, perfect for leisure and socializing with family and friends.
The valuation. The asking price of €840,000 exceeds the fair value of €691,632 by €148,368, or 17.7%. This property is overpriced based on the current market conditions.
Fair value modelled at €691,632 from the area baseline, adjusted for condition and location. Asking €840,000 sits €148,368 (17.7%) above — overpriced versus fair value.
Asking €840,000 versus the rua Francisco Sá Carneiro S / N area baseline of €625,950 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Francisco Sá Carneiro S / N
Area baseline €625,950 + condition +€28,125 + location +€37,557 = modelled fair value of €691,632 (€3,074/m²), a €148,368 (17.7%) gap versus the €840,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Francisco Sá Carneiro S / N | Subject | €840,000 | €3,733 | — | 82 | 65 |
| rua Dom Nuno Álvares Pereira, 188 | Active | €430,000 | €3,071 | 17.7% | 75 | 67 |
| rua de Alfredo Cunha S / N | Active | €620,000 | €4,429 | 18.6% | 75 | 70 |
| rua Conde Alto Mearim | Active | €465,000 | €3,661 | 1.9% | 71 | 68 |
| rua Mouzinho de Albuquerque | Active | €795,000 | €3,299 | 11.6% | 75 | 75 |
| Median comp | €542,500 | €3,480 | 6.8% | 75 | 69 |
Long-term rental This property is overpriced, with a fair value gap of 17.7%, making it less attractive for investors looking for stable returns. At a gross yield of 2.9%, the investment does not align with market expectations for long-term rental success in the Matosinhos area. Buy-and-hold The current listing price of €840,000 exceeds the fair value of €691,632, indicating a potential loss on investment should market conditions not favor appreciation. With only an 86/100 condition score and a 65/100 neighborhood score, the property does not present a compelling argument for long-term holding at this price. Family rental Given the 17.7% gap from fair value, this property is priced too high to attract families seeking quality and affordability in their long-term rental options. The 2.9% yield indicates limited profitability, making it a less favorable choice for family rentals in the current market. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Economic Vulnerability With an economic stability score of 65/100 and tenant stability at 60/100, there is a heightened risk of fluctuating income due to potential tenant turnover and economic downturns affecting rent collections.
