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, 2-bathroom apartment of 95 m². Located on rua da Cruz de Pau, 452, São Mamede de Infesta e Senhora da Hora parish, Matosinhos municipality, Porto district. This property features a practical independent laundry area and a secure closed box garage, making it a convenient choice for urban living in a sought-after location.
The valuation. The asking price of €380,000 is significantly above the fair value of €289,774, representing an overpricing of €90,226 (23.7%). This suggests that investors should be cautious in pursuing this property at the current list price.
Fair value modelled at €289,774 from the area baseline, adjusted for condition and location. Asking €380,000 sits €90,226 (23.7%) above — overpriced versus fair value.
Asking €380,000 versus the rua da Cruz de Pau, 452 area baseline of €314,450 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 75 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Cruz de Pau, 452
Area baseline €314,450 + condition +€2,227 + location +€23,258 = modelled fair value of €289,774 (€3,050/m²), a €90,226 (23.7%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cruz de Pau, 452 | Subject | €380,000 | €4,000 | — | 75 | 72 |
| avenida do Bessa, 191 | Active | €475,000 | €3,417 | 14.6% | 70 | 70 |
| rua Cegonhas, 79 | Active | €340,000 | €3,656 | 8.6% | 72 | 66 |
| avenida Doutor Salgado Zenha, 371 | Active | €350,000 | €3,211 | 19.7% | 75 | 68 |
| rua da Lagoa | Active | €339,500 | €3,086 | 22.8% | 78 | 71 |
| Median comp | €345,000 | €3,314 | 17.2% | 74 | 69 |
Long-term rental The 2-bed apartment in São Mamede de Infesta e Senhora da Hora is overpriced by 23.7% compared to its fair value, which may limit potential return on investment. Additionally, with a gross yield of only 3.3%, this property does not present an appealing opportunity for long-term rental in the current market. Buy-and-hold With the current listing price significantly above fair value, the buy-and-hold strategy for this property is not advisable due to limited upside potential. The projected yield of 3.3% does not compensate for the premium price, thus making it a less attractive option in the long term. Family rental Although family rentals often benefit from stable demand, this apartment's current price point is 23.7% higher than its fair value, posing a risk for potential landlords. The low gross yield of 3.3% further emphasizes that the investment is not positioned well to attract families looking for value in their housing options.
Economic Fluctuation Risk With an economic stability score of 70/100, the property may be vulnerable to fluctuations in the local economy, which could affect rental income and occupancy rates.
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