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, 1-bathroom apartment of 80 m², energy rating C. Located Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment offers stunning sea views from multiple balconies, enhancing its appeal in the coastal area of Lavra. Condição do imóvel: O imóvel apresenta boas condições de manutenção geral, mas possui elementos que mostram desgaste e alguns componentes datados. Os espaços são funcionais, com layouts práticos, mas poderiam beneficiar de atualizações em certas áreas.
The valuation. The asking price of €450,000 sits significantly above fair value, with a discrepancy of €230,585 (105.1%). This property is clearly overpriced and not aligned with market conditions. Buy-to-flip angle. A potential buy-to-flip strategy may involve minor renovations, focusing on cosmetic improvements, to enhance appeal and target a resale price that capitalizes on the proximity to Porto. Buy-to-let angle. With an estimated rental income of €975/month, this property offers a gross yield of 2.6%, positioning it for long-term family rentals in a market with established suburban amenities.
Fair value modelled at €219,415 from 6 comparable sales in the area. Asking €450,000 sits €230,585 (105.1%) above — overpriced versus fair value.
Asking €450,000 versus the Perafita, Lavra e Santa Cruz do Bispo, Matosinhos, Porto area baseline of €284,734 (€3,559/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing 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 €284,734, adjusted for condition and micro-location, gives a modelled fair value of €219,415 (€2,743/m²), a €230,585 (105.1%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Perafita, Lavra e Santa Cruz do Bispo · 80055c | Subject | €450,000 | €5,625 | — | 62 | 70 |
| rua da Agudela | Active | €379,500 | €4,465 | 20.6% | 56 | 70 |
| rua Doutor António Martins da Costa Maia S / N | Active | €269,500 | €2,722 | 51.6% | 70 | 71 |
| rua Doutor António Martins da Costa Maia, 110 | Active | €269,500 | €3,369 | 40.1% | 70 | 69 |
| rua do Verdelho | Active | €315,000 | €2,763 | 50.9% | — | 68 |
| Median comp | €292,250 | €3,066 | 45.5% | 70 | 70 |
Family rental The property is overpriced at €450,000, significantly above the fair value of €219,415, presenting a low potential for appreciation. With a gross yield of 2.6% and a condition rating of 61/100, this investment lacks the necessary characteristics to attract long-term family tenants effectively. Long-term rental Valued at €450,000, this apartment does not align with the fair market value of €219,415, leading to an inflated price point for long-term rental opportunities. The 2.6% gross yield suggests limited returns, and the neighborhood's rating of 70/100 may not entice tenants despite suburban amenities being well-developed. Buy-and-hold An investment in this property at €450,000, far exceeding the fair value of €219,415, suggests the potential for diminishing returns in a buy-and-hold strategy. Given the low yield of 2.6% and moderate neighborhood conditions, holding this asset may not provide a strong financial advantage over time.
Economic Vulnerability With an economic stability score of 60/100, there is a risk of market fluctuation affecting property values negatively, particularly if local job growth declines.
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