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 90 m² on the 1st floor, built in 2027, energy rating G. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts a spacious 9.3m² south-facing balcony, ideal for outdoor relaxation, and is located just 200m from the beach, enhancing its seaside appeal.
The valuation. The asking price of €575,000 exceeds the fair value of €283,962 by €291,038, representing a 102.5% markup. This property is priced at a significant premium compared to its market value.
Fair value modelled at €283,962 from 6 comparable sales in the area. Asking €575,000 sits €291,038 (102.5%) above — overpriced versus fair value.
Asking €575,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €213,221 (€2,369/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €213,221, adjusted for condition and micro-location, gives a modelled fair value of €283,962 (€3,155/m²), a €291,038 (102.5%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 5da050 | Subject | €575,000 | €6,389 | — | 79 | 73 |
| rua Godinho, 863 | Active | €495,000 | €3,094 | 51.6% | 75 | 72 |
| avenida Comendador Ferreira de Matos | Active | €385,000 | €2,852 | 55.4% | 70 | 67 |
| São Mamede de Infesta e Senhora da Hora · 96c0c7 | Active | €300,000 | €2,830 | 55.7% | 65 | 76 |
| rua Luísa Neto Jorge S / N | Active | €369,900 | €3,217 | 49.7% | 72 | 70 |
| Median comp | €377,450 | €2,973 | 53.5% | 71 | 71 |
Long-term rental The current price of €575,000 represents a significant overvaluation, with a fair value estimated at €283,962, indicating a 102.5% gap. At a gross yield of just 3%, the long-term rental strategy appears unattractive given the backdrop of high purchase costs. Family rental With an asking price that greatly exceeds the fair market value, this property is priced at a level that is not aligned with typical family rental demands. Combined with a lower yield of 3%, the potential for generating rental income seems limited compared to alternative investments. Buy-and-hold Investing in this property with a listing price of €575,000 does not present a viable buy-and-hold strategy due to its marked overpricing against the fair value of €283,962. The low yield of 3% alongside the inflated cost suggests that value appreciation may not compensate for the high entry price, making this a suboptimal investment choice.
Economic and Tenant Stability Risk The property may face financial challenges due to average economic stability and tenant stability scores of 75/100, indicating potential vulnerability to market fluctuations and occupancy issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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