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 90 m² on the 2nd floor, energy rating D. Located Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes two private balconies, enhancing outdoor living space, while the well-maintained interior boasts high-quality appliances for modern comfort.
The valuation. The asking price of €485,000 is significantly above the fair value of €264,579, indicating an overvaluation of €220,421 (83.3%). This price reflects an unrealistic expectation in the current market context.
Fair value modelled at €264,579 from 6 comparable sales in the area. Asking €485,000 sits €220,421 (83.3%) above — overpriced versus fair value.
Asking €485,000 versus the Perafita, Lavra e Santa Cruz do Bispo, Matosinhos, Porto area baseline of €277,799 (€3,087/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €277,799, adjusted for condition and micro-location, gives a modelled fair value of €264,579 (€2,940/m²), a €220,421 (83.3%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Perafita, Lavra e Santa Cruz do Bispo · 15e188 | Subject | €485,000 | €5,389 | — | 78 | 67 |
| travessa de Miguel Duarte Caturro, 22 | Active | €479,000 | €4,355 | 19.2% | 76 | 74 |
| rua de Trás, 51 | Active | €289,000 | €2,580 | 52.1% | 78 | 60 |
| avenida da Praia de Angeiras | Active | €400,000 | €5,714 | 6.0% | 70 | 73 |
| rua do Doutor David Ramalhão, 34 | Active | €320,000 | €2,991 | 44.5% | 78 | 68 |
| Median comp | €360,000 | €3,673 | 31.8% | 77 | 71 |
Long-term rental This property, although located in Greater Porto, is overpriced at €485,000 compared to its fair value of €264,579, resulting in a significant gap of 83.3%. The 0% gross yield makes it an unattractive option for long-term rental, indicating that the investment would not generate cash flow and lack immediate financial benefits. Family rental The 3-bed apartment in Perafita, priced well above its fair market value, is not positioned competitively for families looking for rental options. With a neighborhood rating of 67/100, the area may not offer enough amenities or safety perception to justify its current price. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable given its high listing price of €485,000 against a fair value of just €264,579. The lack of yield and a fair condition rating suggest that holding this asset would likely result in financial stagnation rather than growth over time.
Tenant turnover risk The tenant stability score of 65/100 suggests a moderate likelihood of tenant turnover, which could lead to increased vacancy periods 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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