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, 3-bathroom apartment of 144 m² on the 1st floor, built in 2007, energy rating D. Located on rua 1. º de Dezembro, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment is located on a traditional street, just steps from the renowned seafood restaurant zone and Matosinhos Beach, enhancing both dining and leisure experiences.
The valuation. The asking price of €590,000 sits €58,599, or 11.0%, above the fair value of €531,401, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a satisfactory return on investment.
Fair value modelled at €531,401 from 6 comparable sales in the area. Asking €590,000 sits €58,599 (11.0%) above — overpriced versus fair value.
Asking €590,000 versus the rua 1. º de Dezembro area baseline of €447,611 (€3,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €447,611, adjusted for condition and micro-location, gives a modelled fair value of €531,401 (€3,690/m²), a €58,599 (11.0%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 1. º de Dezembro | Subject | €590,000 | €4,097 | — | 77 | 68 |
| Matosinhos e Leça da Palmeira · 86cd31 | Active | €680,000 | €3,953 | 3.5% | 72 | 74 |
| rua Conde Alto Mearim S / N | Active | €415,000 | €3,705 | 9.6% | 72 | 74 |
| avenida da República, 255 | Active | €430,000 | €3,675 | 10.3% | 72 | 71 |
| rua da Lagoa | Active | €549,000 | €3,410 | 16.8% | 75 | 65 |
| Median comp | €489,500 | €3,690 | 9.9% | 72 | 73 |
Long-term rental The apartment’s proximity to Porto enhances tenant quality, but with a gap of 11.0% above fair value, it represents a risk rather than a prudent long-term investment. The current gross yield of 3.4% does not compensate for the premium price, making this strategy less appealing in an already competitive rental market. Family rental While the property is in a low-crime suburb with amenities that cater to families, the 11.0% gap from the fair value indicates it is priced too high for family renters looking for value. The combination of a 3.4% yield and the condition score of 73/100 suggests that families may find better options within their budget. Student housing Given the property’s location and proximity to educational institutions, it could attract students, but the overpricing of 11.0% exposes investors to potential vacancy risks as students seek more affordable accommodations. The gross yield of 3.4% coupled with the average neighbourhood rating of 68/100 may limit the attractiveness to this demographic looking for value-centric options.
Economic Dependence Risk The property may face challenges due to a moderate economic stability score of 75/100, indicating potential vulnerability to market fluctuations impacting tenant demand. Tenant Turnover Risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover which could lead to increased vacancy rates and loss of rental income.
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
