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 90 m² on the 1st floor. Located on rua da Cruz de Pau, 295, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment includes cutting-edge energy-efficient appliances and a dedicated air conditioning system, both recently installed, ensuring a modern, comfortable living environment with minimal utility costs.
The valuation. The asking price of €295,000 is €11,337 (3.8%) above the fair value of €283,663, indicating that the property is overpriced. This discrepancy suggests a potential challenge for buyers seeking value in this listing.
Fair value modelled at €283,663 from the area baseline, adjusted for condition and location. Asking €295,000 sits €11,337 (3.8%) above — overpriced versus fair value.
Asking €295,000 versus the rua da Cruz de Pau, 295 area baseline of €297,900 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 88 · Materials 85 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Cruz de Pau, 295
Area baseline €297,900 + condition +€11,250 + location +€22,033 = modelled fair value of €283,663 (€3,152/m²), a €11,337 (3.8%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cruz de Pau, 295 | Subject | €295,000 | €3,278 | — | 88 | 72 |
| Custóias, Leça do Balio e Guifões · 65a67b | Active | €345,000 | €4,313 | 31.6% | 75 | 69 |
| Matosinhos e Leça da Palmeira · 001623 | Active | €425,000 | €3,542 | 8.1% | 75 | 70 |
| Lordelo do Ouro e Massarelos · 08ff8b | Active | €630,000 | €4,315 | 31.6% | 75 | 81 |
| Custóias, Leça do Balio e Guifões · cfe1f5 | Active | €287,500 | €4,291 | 30.9% | 80 | 71 |
| Median comp | €385,000 | €4,302 | 31.2% | 75 | 71 |
Long-term rental The property is priced at €295,000, which is 3.8% above its fair value of €283,663, indicating that it is not a sound investment for a long-term rental strategy. With a gross yield of 4.7%, the return does not justify the premium price in the current market context. Family rental At €295,000, this apartment is overpriced compared to its fair value of €283,663, limiting its attractiveness for family rental opportunities. Despite the decent yield of 4.7%, the property’s elevated price undermines potential profitability in a competitive suburban market. Buy-and-hold The €295,000 price tag significantly exceeds the fair value of €283,663, categorizing it as overpriced for a buy-and-hold strategy. The steady 4.7% gross yield does not compensate for the overvaluation, making it a less favorable choice for long-term appreciation potential.
Tenant fluctuation risk With a tenant stability score of 70/100, there is a moderate risk of turnover that could lead to increased vacancy rates and associated costs.
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