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, 3-bathroom apartment of 153 m², energy rating A. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes a service suite and direct access to extensive gardens leading into the City Park, enhancing its outdoor living appeal.
The valuation. The asking price of €1,190,000 is significantly above the fair value of €817,449 by €372,551 (45.6%). The property is overpriced for the market conditions. Buy-to-flip angle. With a focus on renovating and updating features, the buy-to-flip strategy could leverage the high-quality materials to attract buyers seeking modern amenities. Quick resale in this area may yield a profit, despite the initial overvaluation. Buy-to-let angle. The estimated monthly rental income of €2,082 provides a gross yield of 2.1%, appealing for stable long-term rentals. Given the suburban location, the property can attract families looking for quality living close to the city center.
Fair value modelled at €817,449 from 6 comparable sales in the area. Asking €1,190,000 sits €372,551 (45.6%) above — overpriced versus fair value.
Asking €1,190,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €695,391 (€4,545/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 €695,391, adjusted for condition and micro-location, gives a modelled fair value of €817,449 (€5,343/m²), a €372,551 (45.6%) gap versus the €1,190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 83116c | Subject | €1,190,000 | €7,778 | — | 78 | 72 |
| rua Brito e Cunha, 540 | Active | €800,000 | €5,195 | 33.2% | 88 | 72 |
| rua de Bartolomeu Velho | Active | €895,000 | €5,491 | 29.4% | 79 | 70 |
| rua Irene Vilar | Active | €1,190,000 | €5,000 | 35.7% | 85 | 73 |
| rua das Andresas, 503 | Active | €700,000 | €4,667 | 40.0% | 75 | 79 |
| Median comp | €847,500 | €5,098 | 34.5% | 82 | 73 |
Long-term rental This property is overpriced by 45.6% compared to its fair value of €817,449, leading to a low yield of 2.1%. Given the modest condition score of 81 and neighborhood rating of 72, securing quality long-term tenants may be challenging. Buy-and-hold With a substantial gap between the listing price of €1,190,000 and its fair value, this property is unlikely to appreciate sufficiently in the long term to justify the investment. The current yield of just 2.1% suggests that holding this property may not provide the anticipated financial returns over time. Family rental The property’s premium price creates significant risk as a family rental investment, especially with tenants seeking properties that offer better value within a moderate yield context. Moreover, its neighborhood rating and condition imply that while it may attract families, it does not offer the value proposition needed to make it an ideal rental. Not ideal for: Short-term rental, Luxury market, Student housing The overvaluation of this property makes it unsuitable for short-term rental strategies, where competitive pricing is crucial. Additionally, as it is positioned above fair value, it is unlikely to attract the luxury market or student housing demographics looking for affordable options.
Economic volatility risk With an economic stability score of 75/100 and a tenant stability score of 65/100, there is a potential risk that fluctuations in the local economy could lead to decreased tenant retention and higher vacancy rates.
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