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 89 m² on the 3rd floor, built in 1988, energy rating C. Located on rua da Conceição, São Mamede de Infesta e Senhora da Hora parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes an exclusive 18.60 m² attic space, enhancing versatility for a home office or additional leisure area, and features a west-facing balcony with barbecue for outdoor dining.
The valuation. The asking price of €274,000 exceeds the fair value of €233,720 by €40,280, or 17.2%. This property is considered overpriced.
Fair value modelled at €233,720 from 6 comparable sales in the area. Asking €274,000 sits €40,280 (17.2%) above — overpriced versus fair value.
Asking €274,000 versus the rua da Conceição area baseline of €230,607 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €230,607, adjusted for condition and micro-location, gives a modelled fair value of €233,720 (€2,626/m²), a €40,280 (17.2%) gap versus the €274,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Conceição | Subject | €274,000 | €3,079 | — | 72 | 69 |
| parque da Prelada | Active | €289,000 | €2,276 | 26.1% | 73 | 71 |
| rua Godinho de Faria | Active | €299,000 | €1,929 | 37.3% | 72 | 72 |
| rua de Serpa Pinto, 700 | Active | €340,000 | €3,036 | 1.4% | 74 | 75 |
| rua do Senhor | Active | €369,000 | €2,545 | 17.3% | 80 | 71 |
| Median comp | €319,500 | €2,411 | 21.7% | 74 | 72 |
Long-term rental The property is overpriced at €274,000, which is 17.2% above its fair value of €233,720, diminishing its attractiveness as a long-term rental investment. With a gross yield of 4.1%, the financial return may not justify the high entry price in a competitive rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenging due to its pricing, which is significantly above the fair market value. While the apartment is located in a family-oriented community, the yield of 4.1% does not align well with the current purchase price, making it less appealing for long-term appreciation. Family rental Though the neighborhood is suitable for families, the property is overpriced at €274,000, resulting in a high perceived financial risk for family rental prospects. The gross yield of 4.1% does not provide sufficient compensation for the investment at this price point, particularly given its condition rating of 75/100 and neighborhood rating of 69/100.
Tenant turnover risk High tenant turnover is indicated by a Tenant stability score of 65/100, suggesting potential challenges in retaining tenants and consistent rental income.
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