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 124 m² on the 2nd floor, built in 2001, energy rating C. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment features a spacious suite with a walk-in closet and a stunning terrace overlooking the ocean, perfect for enjoying the coastal lifestyle.
The valuation. The asking price of €540,000 is €52,767 (10.8%) above the fair value of €487,233, indicating that the property is overpriced. Buyer expectations should adjust accordingly to reflect the market realities.
Fair value modelled at €487,233 from 6 comparable sales in the area. Asking €540,000 sits €52,767 (10.8%) above — overpriced versus fair value.
Asking €540,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €417,863 (€3,370/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €417,863, adjusted for condition and micro-location, gives a modelled fair value of €487,233 (€3,929/m²), a €52,767 (10.8%) gap versus the €540,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 467f9f | Subject | €540,000 | €4,355 | — | 74 | 75 |
| rua de Brito Capelo | Active | €690,000 | €4,233 | 2.8% | 75 | 67 |
| Matosinhos e Leça da Palmeira · 23f2d7 | Active | €345,000 | €3,136 | 28.0% | 73 | 61 |
| rua de Alfredo Cunha S / N | Active | €620,000 | €4,429 | 1.7% | 75 | 70 |
| rua das Areias | Active | €749,000 | €4,161 | 4.4% | 75 | 71 |
| Median comp | €655,000 | €4,197 | 3.6% | 75 | 69 |
Long-term rental Given that the property is priced at €540,000 and is deemed overpriced with a fair value of €487,233, the return on investment through long-term rental at a gross yield of 3.2% is not compelling. With a condition score of 76/100 and a neighbourhood score of 75/100, potential renters may be hesitant to meet the asking price. Family rental Although the property might attract families due to its size and suburban location, its current listing exceeds the fair value by 10.8%, making it a less appealing option for long-term family rentals. The combination of a fair yield of 3.2% and a neighbourhood score of 75/100 does not justify the elevated price point. Buy-and-hold The investment strategy of buy-and-hold becomes less advantageous given the property is overpriced at €540,000, against a fair value of €487,233, leading to potential long-term capital stagnation. Investors should consider the modest gross yield of 3.2% and the average conditions that may not support significant appreciation in the property's value over time.
[Market Vulnerability] The property's economic stability score of 80 indicates relatively strong fundamentals, but a tenant stability score of 75 suggests potential susceptibility to turnover and vacancy issues, which could impact 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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