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 152 m² on the 1st floor, built in 1994, energy rating D. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts a spacious 48m² terrace with a barbecue, perfect for entertaining while enjoying the coastal breeze of Matosinhos Sul.
The valuation. The asking price of €465,000 is significantly above fair value of €362,117, representing an excess of €102,883 (28.4%). The property is deemed overpriced.
Fair value modelled at €362,117 from 6 comparable sales in the area. Asking €465,000 sits €102,883 (28.4%) above — overpriced versus fair value.
Asking €465,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €236,567 (€1,556/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 €236,567, adjusted for condition and micro-location, gives a modelled fair value of €362,117 (€2,382/m²), a €102,883 (28.4%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · f5eaca | Subject | €465,000 | €3,059 | — | 80 | 69 |
| rua do Senhor | Active | €480,000 | €2,727 | 10.9% | 75 | 73 |
| avenida Calouste Gulbenkian | Active | €355,000 | €2,113 | 30.9% | 70 | 66 |
| praça Pedra Verde | Active | €385,000 | €2,484 | 18.8% | 75 | 73 |
| São Mamede de Infesta e Senhora da Hora · e40abc | Active | €355,000 | €2,088 | 31.7% | 80 | 78 |
| Median comp | €370,000 | €2,299 | 24.9% | 75 | 73 |
Long-term rental Despite the property being in a desirable location, the high listing price reflects a considerable gap of 28.4% above fair value, impacting long-term investment returns. With a gross yield of only 4.7%, potential rent may not sufficiently cover the purchase premium and maintenance costs, making it a less compelling long-term rental opportunity. Buy-and-hold The current valuation of €465,000 exceeds the fair market value by 28.4%, indicating that this buy-and-hold strategy may not yield the expected appreciation over time. The neighborhood's safety and community features are attractive, but the elevated purchase price will likely hinder overall investment performance. Family rental Although the suburban setting offers a safe community suited for families, the apartment's listing price is significantly overpriced compared to fair value. A 4.7% gross yield may not attract families looking for reasonably priced rental options, potentially affecting vacancy rates. Short-term rental Given the substantial overvaluation of the property, the short-term rental strategy could result in disappointing returns and high vacancy rates. The market's demand dynamics do not support a premium price, making it a less viable option for this investment style. Student housing This apartment's pricing positions it as overpriced for the student housing market, where affordability is crucial. With the significant gap from fair value, the property is unlikely to attract cost-sensitive student tenants, limiting its potential in this sector.
Economic and Tenant Stability Risk The property has a moderate economic stability score of 70 and a tenant stability score of 70, indicating a potential vulnerability to fluctuations in market conditions that could affect rental income or occupancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
