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 113 m², built in 2015. Located on avenida da República, 823, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment is equipped with a high-security door and video intercom system, enhancing safety and convenience for residents. Additional Context: Enjoy the proximity to Matosinhos beach within a 10-minute walk.
The valuation. The asking price of €470,000 exceeds the fair value of €347,728 by €122,272 (26.0%), indicating the property is overpriced. Buyers should carefully consider this discrepancy before proceeding.
Fair value modelled at €347,728 from the area baseline, adjusted for condition and location. Asking €470,000 sits €122,272 (26.0%) above — overpriced versus fair value.
Asking €470,000 versus the avenida da República, 823 area baseline of €374,030 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida da República, 823
Area baseline €374,030 + condition +€13,242 + location +€20,119 = modelled fair value of €347,728 (€3,077/m²), a €122,272 (26.0%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República, 823 | Subject | €470,000 | €4,159 | — | 80 | 66 |
| rua Diu | Active | €288,000 | €3,740 | 10.1% | 75 | 73 |
| Matosinhos e Leça da Palmeira · 25f503 | Active | €399,000 | €4,385 | 5.4% | 73 | 70 |
| rua da Lagoa | Active | €339,500 | €3,086 | 25.8% | 78 | 71 |
| São Mamede de Infesta e Senhora da Hora · 96c58f | Active | €414,000 | €3,632 | 12.7% | 80 | 70 |
| Median comp | €369,250 | €3,686 | 11.4% | 77 | 71 |
Long-term rental The property, listed at €470,000, is priced significantly above its fair value of €347,728, indicating it is overpriced by 26.0%. With a gross yield of 3.7%, the returns do not justify the high entry cost in a suburban Greater Porto market that may struggle to attract long-term tenants. Family rental This 2-bed apartment, although in decent condition with a score of 83/100, is still overpriced at €470,000 compared to the fair value of €347,728. The neighborhood's rating of 66/100 suggests limited appeal for families seeking rental options, further complicating the investment potential given the high asking price. Buy-and-hold While the location near Porto may seem attractive for long-term investment, the property is overpriced at €470,000, especially when the fair value is assessed at €347,728, creating a significant gap of 26.0%. The potential for appreciation may be hindered by market conditions in a suburban setting with a modest neighborhood score of 66/100 and a low gross yield of 3.7%.
[Economic sensitivity] With an economic stability score of 70/100 and tenant stability at 60/100, there is a notable risk of economic downturns impacting tenant retention and rental income, making the investment vulnerable to fluctuations in demand.
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