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 88 m² on the 3rd floor, built in 2002, energy rating C. Located on rua Brito e Cunha, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This property features a private garden and excellent acoustic insulation, enhancing both outdoor enjoyment and indoor tranquility just steps from Matosinhos Beach.
The valuation. The asking price of €450,000 sits €46,960 (11.7%) above the fair value of €403,040, indicating it is overpriced. This discrepancy suggests caution for potential buyers looking for a fair investment. Buy-to-flip angle. A buy-to-flip strategy may be challenging given the current pricing, requiring significant market appreciation or renovation, which may not justify the investment. Short-term resale could yield limited profitability due to the high entry cost. Buy-to-let angle. The estimated rental income of €1,275 per month translates to a gross yield of 3.4%, reflecting moderate returns compared to market averages. This property could serve as a long-term rental asset within a suburban neighborhood with diverse amenities.
Fair value modelled at €403,040 from 6 comparable sales in the area. Asking €450,000 sits €46,960 (11.7%) above — overpriced versus fair value.
Asking €450,000 versus the rua Brito e Cunha area baseline of €341,796 (€3,884/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €341,796, adjusted for condition and micro-location, gives a modelled fair value of €403,040 (€4,580/m²), a €46,960 (11.7%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Brito e Cunha | Subject | €450,000 | €5,114 | — | 75 | 70 |
| rua Sousa Aroso | Active | €890,000 | €4,472 | 12.5% | 80 | 74 |
| Matosinhos e Leça da Palmeira · 02388e | Active | €435,000 | €4,833 | 5.5% | 85 | 70 |
| rua Pedro Homem de Melo | Active | €700,000 | €5,469 | 6.9% | 78 | 71 |
| Matosinhos e Leça da Palmeira · 38b49b | Active | €360,000 | €4,500 | 12.0% | 78 | 71 |
| Median comp | €567,500 | €4,667 | 8.7% | 79 | 71 |
Long-term rental The property is overpriced at €450,000 compared to its fair value of €403,040, presenting a gap of 11.7%. With a gross yield of only 3.4%, the investment may struggle to generate satisfactory returns over the long haul. Family rental At a listing price of €450,000, this property does not align well with the fair value of €403,040, indicating it is overpriced by 11.7%. A yield of 3.4% suggests limited appeal for families seeking quality housing options in a suburban area, making it a more challenging investment opportunity. Buy-and-hold Given the gap between the listing price of €450,000 and the fair value of €403,040, the property is considered overpriced by 11.7%. Investing in this asset may yield suboptimal results over an extended period due to its 3.4% gross yield and the prevailing market conditions.
Tenant turnover risk High tenant turnover may be expected given the tenant stability score of 60/100, potentially leading to increased costs for ongoing vacancies and re-letting.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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