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 113 m² on the 4th floor, energy rating B. Located on avenida da República, 823, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes a spacious 14.30 m² balcony that enhances outdoor living, and a dedicated parking space of 15 m², a rare find in city-center locations.
The valuation. The asking price of €460,000 sits €48,244 (11.7%) above the calculated fair value of €411,756, indicating the property is overpriced.
Fair value modelled at €411,756 from 6 comparable sales in the area. Asking €460,000 sits €48,244 (11.7%) above — overpriced versus fair value.
Asking €460,000 versus the avenida da República, 823 area baseline of €312,783 (€2,768/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €312,783, adjusted for condition and micro-location, gives a modelled fair value of €411,756 (€3,644/m²), a €48,244 (11.7%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República, 823 | Subject | €460,000 | €4,071 | — | 82 | 73 |
| rua Teixeira de Pascoaes | Active | €358,000 | €3,729 | 8.4% | 75 | 68 |
| parque da Cidade | Active | €700,000 | €4,795 | 17.8% | 75 | 65 |
| rua de Martim Moniz, 500 | Active | €340,000 | €4,857 | 19.3% | 75 | 70 |
| Matosinhos e Leça da Palmeira · 28b6f6 | Active | €395,000 | €3,559 | 12.6% | 83 | 69 |
| Median comp | €376,500 | €4,262 | 4.7% | 75 | 69 |
Long-term rental This property is priced at €460,000, which represents an 11.7% premium over its fair value of €411,756, indicating it is overpriced. Although the area boasts residential stability and low crime, the gross yield of 3.5% does not sufficiently compensate for the elevated purchase price. Family rental With a listing price above fair value, this apartment's €460,000 price tag places it in a less favorable position for family rentals, where budget-conscious tenants are prevalent. The solid neighbourhood rating of 73/100 could attract families, but the rental yield would be less attractive given the current valuation. Buy-and-hold The current listing of €460,000 exceeds its fair value by 11.7%, marking the property as overpriced for a long-term buy-and-hold strategy. While the suburban location offers stability and appeal, the anticipated appreciation may not justify the high entry cost at this time.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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