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, 4-bathroom house of 365 m², built in 2016, energy rating A. Located Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes a heated pool for year-round enjoyment and is just 300 meters from Lavra beach, offering a unique lifestyle by the sea.
The valuation. The asking price of €850,000 is significantly above the fair value of €723,795, representing an overpriced status by €126,205 (17.4%). This increased valuation does not align with market expectations. Buy-to-flip angle. A buy-and-flip approach could result in minimal profit margins due to the high initial purchase price; a quick resale is not advantageous in this market dynamics. Buy-to-let angle. With an estimated rental income of €1,488/month, the gross yield stands at 2.1%. This strategy focuses on long-term stability in rental income, given the area’s good access to education and economic growth potential.
Fair value modelled at €723,795 from 6 comparable sales in the area. Asking €850,000 sits €126,205 (17.4%) above — overpriced versus fair value.
Asking €850,000 versus the Perafita, Lavra e Santa Cruz do Bispo, Matosinhos, Porto area baseline of €679,642 (€1,862/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €679,642, adjusted for condition and micro-location, gives a modelled fair value of €723,795 (€1,983/m²), a €126,205 (17.4%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Perafita, Lavra e Santa Cruz do Bispo · f14cf1 | Subject | €850,000 | €2,329 | — | 85 | 76 |
| rua do Cabo de São Vicente, 33 | Active | €750,000 | €2,551 | 9.5% | 82 | 68 |
| Perafita, Lavra e Santa Cruz do Bispo · dee5af | Active | €990,000 | €2,071 | 11.1% | 80 | 70 |
| rua do Progresso | Active | €545,000 | €1,557 | 33.1% | 80 | 70 |
| travessa Maria do Carmo Freire, 111 | Active | €949,000 | €3,954 | 69.8% | 80 | 69 |
| Median comp | €849,500 | €2,311 | 0.8% | 80 | 70 |
Long-term rental The property in Perafita is not suited for a long-term rental strategy as it is overpriced by 17.4%, indicating that investors may struggle to achieve an acceptable return on investment. With a gross yield of only 2.1%, prospective landlords could face challenges in covering costs related to the property. Family rental This 3-bed house is unlikely to attract family tenants, as the listing price of €850,000 exceeds the fair value by 17.4%, making it less appealing for families looking for value. The relatively low gross yield of 2.1% suggests that this investment may not generate sufficient rental income to justify the purchase price. Buy-and-hold While the location benefits from Porto's economic influence, the 17.4% gap from fair value indicates that the current asking price of €850,000 is excessive for a buy-and-hold strategy. Additionally, with a yield of only 2.1%, the property does not offer an attractive long-term investment opportunity in the current market conditions.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could impact cash flow and increase vacancy 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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