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 188 m² on the 3rd floor, energy rating B. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment boasts high-quality finishes and a communal game room, enhancing leisure opportunities while offering stunning sea views from its prime location across from Piscina das Marés.
The valuation. The asking price of €1,100,000 is significantly above the fair value of €874,283, resulting in an overvaluation of €225,717 (25.8%). This property is not a good investment at its current asking price.
Fair value modelled at €874,283 from 6 comparable sales in the area. Asking €1,100,000 sits €225,717 (25.8%) above — overpriced versus fair value.
Asking €1,100,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €765,986 (€4,074/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €765,986, adjusted for condition and micro-location, gives a modelled fair value of €874,283 (€4,650/m²), a €225,717 (25.8%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 89e69c | Subject | €1,100,000 | €5,851 | — | 80 | 63 |
| rua de Brito Capelo, 5A | Active | €639,000 | €4,500 | 23.1% | 86 | 71 |
| avenida Comendador Ferreira de Matos, 897 | Active | €699,000 | €4,660 | 20.4% | 82 | 74 |
| avenida Comendador Ferreira de Matos, 869 | Active | €840,000 | €4,641 | 20.7% | 80 | 73 |
| rua da Lagoa S / N | Active | €335,000 | €2,913 | 50.2% | 80 | 72 |
| Median comp | €669,000 | €4,571 | 21.9% | 81 | 73 |
Long-term rental The property is currently overpriced, with a market valuation that is 25.8% below the listing price, which significantly reduces its attractiveness for long-term investments. Additionally, a gross yield of only 2% does not suggest a compelling return for rental income potential in the current market. Family rental Given the overpriced nature of this apartment, potential family renters may seek better value options in the vicinity. The low yield of 2% alongside the high price tag may lead to difficulty in securing long-term tenancy from families looking for more affordable accommodations. Buy-and-hold As an investment strategy, holding this overpriced property would be concerning due to the significant gap from its fair market value of €874,283. Investors may struggle to realize capital appreciation, given the steep asking price compared to the inherent value in the property’s location and outlook. Not ideal for luxury market This apartment's pricing suggests it is misaligned with the luxury market, as there are more competitively priced options available. With a fair value well below the listing price and a moderate neighborhood rating, attracting high-end clientele may prove difficult. Not ideal for student housing The apartment’s high market price and low gross yield make it unattractive for student rentals, where affordability is crucial. Furthermore, the property’s valuation exceeds what typical student tenants are willing to pay in this suburban area.
Economic Vulnerability The property faces a risk due to an economic stability score of 65/100, indicating potential fluctuations in the market that may impact rental income. Tenant Instability With a tenant stability score of 55/100, there is a heightened risk of tenant turnover, leading to periods of vacancy and lost income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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