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, 2-bathroom apartment of 180 m² on the 2nd floor, built in 2021, energy rating C. Located on rua das Areias, Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Key Feature: The apartment boasts a vast L-shaped balcony, perfect for outdoor relaxation with stunning sea views, seamlessly blending indoor and outdoor living for a tranquil lifestyle.
The valuation. The asking price of €749,000 is significantly higher than the fair value estimate of €549,293, representing an overpriced valuation of €199,707 (26.7%). This disparity indicates that prospective buyers may need to consider negotiation strategies.
Fair value modelled at €549,293 from the area baseline, adjusted for condition and location. Asking €749,000 sits €199,707 (26.7%) above — overpriced versus fair value.
Asking €749,000 versus the rua das Areias area baseline of €595,800 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua das Areias
Area baseline €595,800 + condition +€6,469 + location +€42,064 = modelled fair value of €549,293 (€3,052/m²), a €199,707 (26.7%) gap versus the €749,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Areias | Subject | €749,000 | €4,161 | — | 75 | 71 |
| Perafita, Lavra e Santa Cruz do Bispo · 0239c0 | Active | €425,000 | €3,373 | 18.9% | 73 | 72 |
| Matosinhos e Leça da Palmeira · 23f2d7 | Active | €345,000 | €3,136 | 24.6% | 73 | 61 |
| travessa de Miguel Duarte Caturro, 50 | Active | €480,000 | €2,791 | 32.9% | 78 | 68 |
| Perafita, Lavra e Santa Cruz do Bispo · 49b894 | Active | €468,000 | €4,415 | 6.1% | 80 | 68 |
| Median comp | €446,500 | €3,255 | 21.8% | 76 | 68 |
Long-term rental The property at €749,000 is significantly overpriced compared to its fair value of €549,293, resulting in a gap of 26.7%. With a gross yield of 0%, it does not present a compelling option for investors seeking reliable long-term rental income. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable given its current overvaluation at €749,000 against a fair value of €549,293. The expected appreciation in a suburban area like Matosinhos may not justify the initial high purchase price. Family rental While the property is situated in a family-friendly neighborhood with good schools, its price of €749,000 exceeds its fair market value of €549,293, marking it as overpriced. This pricing structure may deter potential family renters, limiting the tenant quality and demand in the long-term. Not ideal for Investing in the luxury market, short-term vacation rental, or student housing is inappropriate for this property, as its current price of €749,000 does not align with the realities of these niches. With no gross yield and an overpriced status, it lacks the financial attractiveness needed for these strategies.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which can disrupt cash flow and increase vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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