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, 1-bathroom apartment of 70 m², built in 1984, energy rating D. Located on avenida da Praia de Angeiras, Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. This apartment features a spacious open-plan layout with significant natural light, and it has generated a robust annual revenue of €19,000 from Local Accommodation.
The valuation. The asking price of €400,000 is significantly higher than the fair value of €214,297, indicating that the property is overpriced by €185,703 (46.4%). This discrepancy highlights a potential risk for investors considering this purchase.
Fair value modelled at €214,297 from the area baseline, adjusted for condition and location. Asking €400,000 sits €185,703 (46.4%) above — overpriced versus fair value.
Asking €400,000 versus the avenida da Praia de Angeiras area baseline of €231,700 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 70 · 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 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida da Praia de Angeiras
Area baseline €231,700 + condition +€1,641 + location +€17,916 = modelled fair value of €214,297 (€3,061/m²), a €185,703 (46.4%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Praia de Angeiras | Subject | €400,000 | €5,714 | — | 70 | 73 |
| Labruge · 49b975 | Active | €329,000 | €3,538 | 38.1% | 72 | 67 |
| travessa da Carvalhosa, 18 | Active | €187,000 | €3,979 | 30.4% | 80 | 64 |
| rua Manuel Francisco Correia, 157 | Active | €269,000 | €5,380 | 5.9% | 70 | 73 |
| avenida da Praia de Angeiras S / N | Active | €350,000 | €4,268 | 25.3% | 78 | 74 |
| Median comp | €299,000 | €4,124 | 27.8% | 75 | 70 |
Long-term rental Given the property’s listing price of €400,000 and a fair value of €214,297, the current market appears inflated, leading to an approximate gap of 46.4%. With a yield of only 3%, this investment is not advised as it offers limited return potential relative to its pricing. Family rental While the property is situated in a suburban area near Porto with lower crime rates and decent educational access, its valuation at €400,000 suggests it is overpriced by 46.4% compared to the fair value. The condition rating of 77/100 and a neighborhood score of 73/100 are not sufficient to justify the high price point for family renters. Buy-and-hold The investment outlook for a buy-and-hold strategy is compromised by the property being overpriced at €400,000, with a stark discrepancy of 46.4% from the fair value of €214,297. Although the location offers benefits typical of suburban living, the 3% gross yield is not compelling enough to warrant the investment at this price.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable likelihood of tenant turnover which could lead to increased vacancy rates and associated costs for the property owner.
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