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 160 m², energy rating C. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment features a 50m² terrace perfect for outdoor gatherings and meals, and benefits from excellent access to the nearby beaches and local amenities.
The valuation. The asking price of €465,000 is €44,756 (10.7%) above the fair value of €420,244, rendering the property overpriced. This discrepancy suggests a reevaluation of the listing price may be necessary for an optimal sale. Buy-to-flip angle. The buy-to-flip strategy would focus on making minor cosmetic updates to capitalize on current market trends, potentially allowing for a profitable resale in a competitive suburban environment. However, the current valuation poses a challenge with limited immediate profit potential. Buy-to-let angle. With an estimated rental income of €1,628 per month, the gross yield of 4.2% presents a reasonable return for long-term rental strategies. This property could attract families due to its locale and high-quality finishes, enhancing tenant appeal.
Fair value modelled at €420,244 from 6 comparable sales in the area. Asking €465,000 sits €44,756 (10.7%) above — overpriced versus fair value.
Asking €465,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €330,307 (€2,064/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 €330,307, adjusted for condition and micro-location, gives a modelled fair value of €420,244 (€2,627/m²), a €44,756 (10.7%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 33baf7 | Subject | €465,000 | €2,906 | — | 78 | 68 |
| rua Santa Teresa, 63 | Active | €229,900 | €2,583 | 11.1% | 76 | 71 |
| Aldoar, Foz Do Douro e Nevogilde · 49b89f | Active | €240,000 | €2,963 | 2.0% | 70 | 70 |
| Matosinhos e Leça da Palmeira · 5da1d3 | Active | €275,000 | €2,670 | 8.1% | 75 | 64 |
| rua Tourais, 23 | Active | €259,900 | €2,856 | 1.7% | 72 | 60 |
| Median comp | €249,950 | €2,763 | 4.9% | 74 | 67 |
Long-term rental Given the current asking price of €465,000, which is 10.7% above the fair value of €420,244, the yield of 4.2% suggests that this investment may not provide optimal returns. The suburban location near Porto is appealing for long-term rentals, but the property’s valuation remains a concern. Family rental While the apartment’s reasonable size and condition score of 80/100 might attract families, the pricing at €465,000 is excessive compared to the fair value estimations. With a neighborhood rating of 68/100, potential tenants may be cautious given the higher-than-expected costs. Buy-and-hold Investing in this property with a listing price of €465,000 does not present a sound buy-and-hold strategy, as it is overpriced at 10.7% above its fair value. The steady appreciation expected in the Greater Porto area may not justify this investment at its current price point, limiting the potential for gain over time.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of turnover, which could lead to increased vacancy rates and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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