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.
1-bedroom, 1-bathroom apartment of 82 m², energy rating D. Located on rua Conselheiro Costa Braga, 85, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment's open space kitchen features modern appliances and provides access to a balcony, enhancing its contemporary living environment in a desirable central location.
The valuation. The asking price of €253,000 sits €29,780 (13.3%) above the fair value of €223,220, indicating that the property is overpriced. This discrepancy suggests a lack of immediate financial incentive for prospective buyers.
Fair value modelled at €223,220 from 6 comparable sales in the area. Asking €253,000 sits €29,780 (13.3%) above — overpriced versus fair value.
Asking €253,000 versus the rua Conselheiro Costa Braga, 85 area baseline of €175,730 (€2,143/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €175,730, adjusted for condition and micro-location, gives a modelled fair value of €223,220 (€2,722/m²), a €29,780 (13.3%) gap versus the €253,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conselheiro Costa Braga, 85 | Subject | €253,000 | €3,085 | — | 72 | 71 |
| rua Alfredo Cunha | Active | €299,000 | €2,182 | 29.3% | 70 | 67 |
| rua Engenheiro Ezequiel de Campos, 200 | Active | €360,000 | €3,158 | 2.4% | 72 | 65 |
| rua Conselheiro Costa Braga S / N | Active | €253,000 | €3,286 | 6.5% | 80 | 64 |
| rua 4 Caminhos, 126 | Active | €314,500 | €2,536 | 17.8% | 75 | 76 |
| Median comp | €306,750 | €2,847 | 7.7% | 74 | 66 |
Long-term rental This 1-bed apartment in Matosinhos e Leça da Palmeira is overpriced, with a listing price of €253,000 compared to a fair value of €223,220, indicating a 13.3% gap. Despite a gross yield of 4.7%, the high cost diminishes the attractiveness for long-term tenants seeking value. Family rental The current listing of €253,000 exceeds the fair value by 13.3%, suggesting that the property is not positioned well for family renters looking for economical living options. Although the neighborhood offers good employment access, the cost of this apartment could deter potential family tenants. Buy-and-hold Considering the likely appreciation of property values over time, this investment strategy may seem appealing; however, with the property being overpriced at €253,000, the anticipated returns could be limited. The current fair value of €223,220 indicates that long-term capital gains could be jeopardized, making this a less favorable buy-and-hold opportunity. Not ideal for: This apartment's positioning in the market does not cater to the luxury segment nor is it suitable for short-term vacation rentals, given its overpriced status. The combined factors of elevated price and average condition further deter its appeal in these markets.
Economic Downturn Risk With an economic stability score of 80, there is potential for stability, but a tenant stability score of 70 indicates possible volatility in rental income, affecting overall property returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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