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 77 m² on the 3rd floor, built in 1997. Located on rua da Lagoa, 3, São Mamede de Infesta e Senhora da Hora parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes significant acoustic insulation from double glazing and a fully equipped modern kitchen with new cabinetry, enhancing both comfort and functionality.
The valuation. The asking price of €275,000 sits €43,667 or 15.9% above the fair value of €231,333, indicating that the property is overpriced for potential buyers seeking value.
Fair value modelled at €231,333 from the area baseline, adjusted for condition and location. Asking €275,000 sits €43,667 (15.9%) above — overpriced versus fair value.
Asking €275,000 versus the rua da Lagoa, 3 area baseline of €254,870 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 74 · Materials 71 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 75 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Lagoa, 3
Area baseline €254,870 + condition -€6,016 + location +€23,135 = modelled fair value of €231,333 (€3,004/m²), a €43,667 (15.9%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Lagoa, 3 | Subject | €275,000 | €3,571 | — | 74 | 77 |
| rua Congosta do Abade S / N | Active | €290,000 | €2,990 | 16.3% | 72 | 65 |
| rua Tomás Ribeiro e a Avenida Serpa Pinto | Active | €260,000 | €3,714 | 4.0% | 60 | 73 |
| rua Congosta do Abade S / N | Active | €290,000 | €2,990 | 16.3% | 76 | 67 |
| rua António Sérgio, 786 | Active | €298,000 | €2,811 | 21.3% | 76 | 72 |
| Median comp | €290,000 | €2,990 | 16.3% | 74 | 70 |
Long-term rental This property, priced at €275,000, exceeds its fair value of €231,333 by 15.9%, indicating an overpriced situation that could limit profitability for long-term rentals. With a gross yield of only 3.8%, the potential return does not justify the elevated entry cost in the current market environment. Family rental While the property is situated in a safe suburban area with good amenities and transport links, its current price point of €275,000 makes it a suboptimal choice for family rentals due to the 15.9% gap from the fair value. Families seeking value will likely look elsewhere, reducing demand and rental rates. Buy-and-hold At €275,000, the property is overpriced compared to its fair market value of €231,333, suggesting that long-term capital appreciation may be limited. Investors looking for a buy-and-hold strategy should be cautious, as the 3.8% yield does not compensate for the elevated acquisition cost and may hinder overall investment returns.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, potentially leading to increased vacancy rates and related costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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