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 88 m² on the 4th floor, built in 1993, energy rating C. Located on rua de Alfredo Cunha, 179, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment features a meticulously designed open-plan living area that maximizes natural light and space utilization, complemented by modern finishes and high-quality materials throughout.
The valuation. The asking price of €389,000 sits €122,536 (31.5%) above the fair value of €266,464, indicating the property is overpriced. This discrepancy suggests potential investors should exercise caution before proceeding with any offers.
Fair value modelled at €266,464 from the area baseline, adjusted for condition and location. Asking €389,000 sits €122,536 (31.5%) above — overpriced versus fair value.
Asking €389,000 versus the rua de Alfredo Cunha, 179 area baseline of €291,280 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Alfredo Cunha, 179
Area baseline €291,280 + condition +€2,063 + location +€19,585 = modelled fair value of €266,464 (€3,028/m²), a €122,536 (31.5%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Alfredo Cunha, 179 | Subject | €389,000 | €4,420 | — | 73 | 70 |
| Matosinhos e Leça da Palmeira · 99f360 | Active | €265,000 | €3,397 | 23.1% | 71 | 71 |
| avenida Afonso Henriques, 930 | Active | €390,000 | €3,939 | 10.9% | 80 | 72 |
| Matosinhos e Leça da Palmeira · 261d38 | Active | €390,000 | €3,023 | 31.6% | 84 | 70 |
| Aldoar, Foz Do Douro e Nevogilde · 024292 | Active | €530,000 | €4,907 | 11.0% | 74 | 75 |
| Median comp | €390,000 | €3,668 | 17.0% | 77 | 72 |
Long-term rental The 2-bed apartment in Matosinhos e Leça da Palmeira, priced at €389,000, significantly exceeds its fair value of €266,464, indicating that it is overpriced. With a gross yield of only 3.4%, potential returns for long-term rentals appear unattractive in this market. Family rental Given the current listing price of €389,000 versus a fair value of €266,464, this property is overpriced and may deter potential families looking for affordable rental options. The average condition score of 77/100 does not justify the high asking price in a competitive family rental market. Buy-and-hold Although Matosinhos e Leça da Palmeira benefits from its proximity to Porto, the high asking price of €389,000 compared to its fair value of €266,464 suggests that the property is overpriced for a buy-and-hold strategy. Investors may find better opportunities elsewhere given the modest gross yield of 3.4% and potential long-term appreciation risks in this pricing context.
Economic and Tenant Stability Risk: With both economic stability and tenant stability scores at 70/100, there is a notable risk of economic fluctuations affecting tenant retention and rental income stability, potentially leading to inconsistent cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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