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.
1-bedroom, 1-bathroom apartment of 41 m², built in 2025, energy rating A. Located on calçada de Artur Pastor, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment retains its original commercial designation, allowing for potential mixed-use opportunities, while being ideally situated just a short walk from Leça da Palmeira Beach.
The valuation. The asking price of €260,000 exceeds the fair value of €128,720 by €131,280, representing a 50.5% premium. Given this significant disparity, the property is clearly overpriced.
Fair value modelled at €128,720 from the area baseline, adjusted for condition and location. Asking €260,000 sits €131,280 (50.5%) above — overpriced versus fair value.
Asking €260,000 versus the calçada de Artur Pastor area baseline of €131,938 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 85 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
calçada de Artur Pastor
Area baseline €131,938 + condition +€4,164 + location +€10,494 = modelled fair value of €128,720 (€3,140/m²), a €131,280 (50.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada de Artur Pastor | Subject | €260,000 | €6,341 | — | 85 | 73 |
| Matosinhos e Leça da Palmeira · 82c7ee | Active | €249,000 | €6,073 | 4.2% | 79 | 66 |
| parque de Real | Active | €259,900 | €3,998 | 36.9% | 85 | 67 |
| rua Hintze Ribeiro | Active | €220,000 | €6,286 | 0.9% | 85 | 66 |
| rua General Humberto Delgado | Active | €249,000 | €4,611 | 27.3% | 85 | 64 |
| Median comp | €249,000 | €5,342 | 15.8% | 85 | 66 |
Long-term rental Given the apartment's listing price of €260,000, which is 50.5% higher than the fair value of €128,720, the investment does not provide an optimal entry point for long-term rental returns. With a gross yield of 4% and a condition rating of 82/100, the property is not priced attractively for sustainable rental income. Buy-and-hold The significant gap between the listing price and fair value suggests that this property is not suitable for a buy-and-hold strategy at its current valuation. Holding onto an overpriced asset in a suburban area may hinder capital growth and rental profit potential over time. Family rental With a fair value significantly lower than the asking price, this apartment may struggle to attract family tenants seeking value for money. Although the neighborhood's quality rating of 73/100 is decent, the high acquisition cost undermines its viability as a family rental investment.
Economic and Tenant Instability Risk: With both the economic and tenant stability scores at 75/100, there's a risk of fluctuations in market demand and potential tenant turnover impacting rental income stability.
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