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, 1-bathroom apartment of 95 m². Located on parque de Real, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment features excellent natural ventilation and is just minutes away from Matosinhos Beach while offering immediate entry for new homeowners.
The valuation. The asking price of €285,000 is 10.4% above the fair value of €258,046, indicating a modest premium. This property is fairly priced, considering its condition and market position.
Fair value modelled at €258,046 from 6 comparable sales in the area. Asking €285,000 sits €26,954 (10.4%) above — overpriced versus fair value.
Asking €285,000 versus the parque de Real area baseline of €255,421 (€2,689/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €255,421, adjusted for condition and micro-location, gives a modelled fair value of €258,046 (€2,716/m²), a €26,954 (10.4%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque de Real | Subject | €285,000 | €3,000 | — | 60 | 72 |
| rua de Oslo | Active | €239,900 | €2,666 | 11.1% | 64 | 66 |
| rua Sousa Aroso, 571 | Active | €320,000 | €2,783 | 7.2% | 70 | 72 |
| rua Dom Jerónimo de Azevedo | Active | €315,000 | €2,423 | 19.2% | 65 | 69 |
| rua Adelaide Estrada, 132 | Active | €210,000 | €2,283 | 23.9% | 72 | 70 |
| Median comp | €277,450 | €2,545 | 15.2% | 68 | 70 |
Long-term rental The property presents a gross yield of 4.7%, aligning well with the steady demand for long-term rentals in the Matosinhos e Leça da Palmeira area, which benefits from proximity to Porto. Given its fair value of €258,046, the property offers stable cash flow potential without any significant downside risks. Buy-and-hold With a fair valuation and positive neighborhood quality score of 72/100, this 2-bed apartment can serve as a solid buy-and-hold investment for those looking to benefit from long-term appreciation. The location's connection to Porto enhances its desirability for future market growth, though current prices remain at a fair level. Value-add renovation While the property has a condition rating of 54/100, indicating room for improvement, it is priced fairly at €285,000, suggesting that significant renovations are not immediately necessary to maintain its value. Investors might consider light renovations to enhance appeal and rental yield, but should be cautious as the current pricing leans towards fair rather than attractive. Not ideal for luxury market This property does not cater to the luxury market due to its modest ratings and condition, which constrains its price potential. As such, targeting affluent consumers would likely yield disappointing results given the fair valuation. Not ideal for short-term vacation rental The property’s fair valuation and moderate condition suggest that it may struggle to compete in the short-term vacation rental market, where expectations for quality and amenities are typically higher. Without significant upgrades, the apartment is unlikely to attract premium nightly rates in this competitive segment.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of tenant turnover leading to potential vacancy and loss of rental 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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