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 112 m² on the 1st floor, built in 2007, energy rating B. Located Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment features a practical laundry room and a heat recovery unit, enhancing both convenience and energy efficiency for daily living.
The valuation. The asking price of €490,000 is significantly above the fair value of €430,279, resulting in a premium of €59,721 (13.9%). This reflects an overpriced property in the current market context.
Fair value modelled at €430,279 from 6 comparable sales in the area. Asking €490,000 sits €59,721 (13.9%) above — overpriced versus fair value.
Asking €490,000 versus the Perafita, Lavra e Santa Cruz do Bispo, Matosinhos, Porto area baseline of €434,201 (€3,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €434,201, adjusted for condition and micro-location, gives a modelled fair value of €430,279 (€3,842/m²), a €59,721 (13.9%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Perafita, Lavra e Santa Cruz do Bispo · 144143 | Subject | €490,000 | €4,375 | — | 74 | 80 |
| rua Professor Ofélia da Cruz Costa, 787 | Active | €490,000 | €3,740 | 14.5% | 80 | 69 |
| Perafita, Lavra e Santa Cruz do Bispo · 3d96c4 | Active | €490,000 | €3,740 | 14.5% | 74 | 66 |
| rua Professor Ofélia da Cruz Costa | Active | €490,000 | €3,740 | 14.5% | 82 | 78 |
| rua do Areal, 307 | Active | €450,000 | €4,500 | 2.9% | 75 | 74 |
| Median comp | €490,000 | €3,740 | 14.5% | 78 | 72 |
Long-term rental Given the current market valuation, this property at €490,000 is overpriced compared to its fair value of €430,279, resulting in a 13.9% gap that diminishes potential returns. With a gross yield of 2.8%, this asset may not generate sufficient income over time to justify the investment. Family rental Despite its decent neighborhood rating of 80/100, the property's excessive price tag creates a significant barrier for families seeking affordable options. The combination of a submerged rental yield and high purchase price makes it an unsuitable investment for long-term family rentals. Buy-and-hold Purchasing this apartment for a buy-and-hold strategy is not advisable due to its significant overpricing, which negates the potential for capital appreciation over time. The modest yield of 2.8% suggests that the asset will struggle to provide sufficient positive cash flow, even with future value increases in the suburban area.
Economic downturn risk The property could face challenges if economic conditions worsen, as both economic stability and tenant stability are rated at 80/100, indicating a moderate level of vulnerability to changes in the market.
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