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 78 m², built in 1991, energy rating C. Located on avenida Fabril do Norte, São Mamede de Infesta e Senhora da Hora parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes modern electric shutters and newly installed thermal and acoustic insulation, enhancing comfort and energy efficiency in a bustling urban location. Features Notáveis: O apartamento inclui estores eléctricos modernos e nova instalação térmica e acústica, aumentando o conforto e a eficiência energética numa localização urbana agitada.
The valuation. The asking price of €295,000 is slightly above the fair value of €289,441, reflecting a difference of €5,559 (1.9%). Overall, the property is assessed as being priced fairly in today's market.
Fair value modelled at €289,441 from 6 comparable sales in the area. Asking €295,000 sits €5,559 (1.9%) above — overpriced versus fair value.
Asking €295,000 versus the avenida Fabril do Norte area baseline of €240,028 (€3,077/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €240,028, adjusted for condition and micro-location, gives a modelled fair value of €289,441 (€3,711/m²), a €5,559 (1.9%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Fabril do Norte | Subject | €295,000 | €3,782 | — | 78 | 72 |
| rua de São Gens S / N | Active | €295,000 | €2,980 | 21.2% | 75 | 60 |
| Matosinhos e Leça da Palmeira · 8004ae | Active | €375,000 | €3,606 | 4.7% | 78 | 72 |
| rua Cidade de Bristol Este | Active | €290,000 | €3,816 | 0.9% | 75 | 75 |
| rua de Alfredo Cunha, 179 | Active | €389,000 | €4,420 | 16.9% | 73 | 70 |
| Median comp | €335,000 | €3,711 | 1.9% | 75 | 71 |
Long-term rental The 2-bed apartment in São Mamede de Infesta e Senhora da Hora presents a fair investment opportunity for long-term rental, given its gross yield of 3.7%. With a fair value of €289,441 closely aligning with the listing price of €295,000, the potential returns appear stable in this suburban market. Family rental Targeting families, this property benefits from a neighbourhood score of 72/100, indicating accessibility to essential amenities and services. While the condition rating of 80/100 supports the appeal for family living, the listing price is fairly aligned with the property's valuation, which holds potential for steady occupancy. Buy-and-hold As a buy-and-hold investment, the apartment's relatively stable yield of 3.7% and fair market positioning suggest it may provide modest returns over time. The neighbourhood's decent rating supports the potential for long-term appreciation, although the current price reflects its fair value in the market. Not ideal for luxury market The characteristics and pricing of this property do not align with the luxury market, which typically demands additional features and higher valuations. Hence, pursuing investment in this segment may yield limited success. Not ideal for short-term vacation rental Given the suburban location of this property within Greater Porto, it is not well-suited for the short-term vacation rental market, where demand typically skews towards central urban areas with vibrant tourist activity. Therefore, investors may face challenges in achieving profitable returns in this segment. Not ideal for student housing The demographic positioning and amenities of São Mamede de Infesta e Senhora da Hora do not cater effectively to the student housing market, which often requires proximity to universities and lively urban environments. Consequently, this property is unlikely to attract the necessary demand for thrive in that niche.
Economic and Tenant Stability Risk: With both economic stability and tenant stability scores at 70/100, there is a moderate risk that fluctuations in local economic conditions or tenant turnover could impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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