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 102 m² on the 2nd floor, built in 1972, energy rating C. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The kitchen includes a sunroom with a dedicated laundry area, enhancing functionality and storage while maintaining good natural light. One bedroom features a west-facing balcony, providing additional outdoor space.
The valuation. The asking price of €415,000 is significantly above the fair value of €370,963, resulting in an overvaluation of €44,037 (11.9%). This premium suggests a less favorable investment opportunity.
Fair value modelled at €370,963 from 6 comparable sales in the area. Asking €415,000 sits €44,037 (11.9%) above — overpriced versus fair value.
Asking €415,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €313,353 (€3,072/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €313,353, adjusted for condition and micro-location, gives a modelled fair value of €370,963 (€3,637/m²), a €44,037 (11.9%) gap versus the €415,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 57f767 | Subject | €415,000 | €4,069 | — | 75 | 69 |
| avenida Dom Afonso Henriques | Active | €385,000 | €3,263 | 19.8% | 76 | 70 |
| Matosinhos e Leça da Palmeira · 6d5293 | Active | €385,000 | €3,532 | 13.2% | 76 | 73 |
| rua Dom Marcos da Cruz, 15 | Active | €270,000 | €3,375 | 17.0% | 75 | 71 |
| rua França Júnior | Active | €395,000 | €4,072 | 0.1% | 75 | 69 |
| Median comp | €385,000 | €3,454 | 15.1% | 76 | 71 |
Long-term rental Given the listing price of €415,000, the property presents a gross yield of only 3.9%, which may not be attractive considering its fair value of €370,963. The strong urban access and suburban benefits might not be enough to justify the premium over fair value for long-term rental income. Family rental With a fair value gap of 11.9%, this property is not positioned as a competitive family rental option, as families typically seek affordability relative to amenities and conditions. The apartment’s decent condition rating of 73/100 is overshadowed by its overpriced market position, potentially limiting its appeal to families. Value-add renovation Though the property holds renovation potential, the current listing price at €415,000 suggests it is overpriced by 11.9% compared to its fair value of €370,963. Any proposed improvements will likely require a significant initial investment that may not yield a sufficient return given the current market assessment.
Economic Vulnerability With an economic stability score of 70/100, there is a moderate risk of fluctuations in the local economy impacting tenant demand and rental income.
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