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, 4-bathroom penthouse of 480 m², energy rating C. Located on rua Armando Leça, 155, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This penthouse features a private pool on the terrace, offering a unique and secluded outdoor space complemented by spectacular ocean views and abundant natural light from large windows.
The valuation. The asking price of €1,950,000 is €475,653 (24.4%) above the fair value of €1,474,347, making this property overpriced according to current market standards. This discrepancy suggests a significant adjustment is necessary for a competitive sale. Buy-to-flip angle. A buy-and-flip strategy may be challenging given the high asking price; however, enhancing the property's appeal through minimal renovations might attract buyers seeking luxury living in Matosinhos. Quick turnover could capitalize on any heightened demand in the area. Buy-to-let angle. The property currently yields a gross rental income of 0%, suggesting no immediate rental value. However, positioning the penthouse as a family rental could provide future income potential, given the proximity to educational facilities and suburban amenities.
Fair value modelled at €1,474,347 from the area baseline, adjusted for condition and location. Asking €1,950,000 sits €475,653 (24.4%) above — overpriced versus fair value.
Asking €1,950,000 versus the rua Armando Leça, 155 area baseline of €1,588,800 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 60 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Armando Leça, 155
Area baseline €1,588,800 + condition +€37,500 + location +€101,487 = modelled fair value of €1,474,347 (€3,072/m²), a €475,653 (24.4%) gap versus the €1,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Armando Leça, 155 | Subject | €1,950,000 | €4,063 | — | 75 | 69 |
| rua Carlos Alberto Morais S / N | Active | €450,000 | €3,659 | 9.9% | 75 | 69 |
| rua Ocidental | Active | €475,000 | €3,626 | 10.7% | 68 | 71 |
| rua Francisco Sá Carneiro S / N | Active | €840,000 | €3,733 | 8.1% | 82 | 65 |
| Perafita, Lavra e Santa Cruz do Bispo · 0239c0 | Active | €425,000 | €3,373 | 17.0% | 73 | 72 |
| Median comp | €462,500 | €3,643 | 10.3% | 74 | 70 |
Long-term rental Given the property’s listing price of €1,950,000, which is 24.4% above its fair value of €1,474,347, it is not an efficient option for long-term rental investments. Additionally, with a gross yield of 0%, this property fails to generate return potential, posing a significant risk for investors seeking income. Family rental Due to its 24.4% premium over fair value, the property is overpriced for family rental purposes, limiting its feasibility in a suburban market where housing demand is moderate. The current condition rating of 80/100 suggests it is livable, but the high price combined with the standard neighborhood rating of 69/100 may deter potential family tenants seeking affordability. Buy-and-hold Given the substantial discrepancy of 24.4% above fair value, purchasing this penthouse for a buy-and-hold strategy carries considerable risks as appreciation may not keep pace with the acquisition cost. The stagnant yield of 0% indicates the potential for a prolonged investment with no immediate returns, which could negatively affect a long-term investment strategy.
Economic Volatility Risk With an economic stability score of 70, there is a potential risk of volatility in the local market, which could impact tenant retention and rental income stability.**
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