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 70 m², built in 1984, energy rating D. Located on avenida da Praia de Angeiras, Perafita, Lavra e Santa Cruz do Bispo parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment is fully furnished, includes air conditioning and a heat pump for energy efficiency, and has generated €19,000 in Local Accommodation revenue this year.
The valuation. The asking price of €400,000 is significantly higher than the fair value of €304,818, indicating an overpriced property by €95,182 (31.2%). A prudent investor should approach this listing with caution.
Fair value modelled at €304,818 from 5 comparable sales in the area. Asking €400,000 sits €95,182 (31.2%) above — overpriced versus fair value.
Asking €400,000 versus the avenida da Praia de Angeiras area baseline of €294,832 (€4,212/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 is above the parish average, lifting 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 €294,832, adjusted for condition and micro-location, gives a modelled fair value of €304,818 (€4,355/m²), a €95,182 (31.2%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Praia de Angeiras | Subject | €400,000 | €5,714 | — | 80 | 70 |
| Perafita, Lavra e Santa Cruz do Bispo · 15e188 | Active | €485,000 | €5,389 | 5.7% | 78 | 67 |
| Labruge · 49b975 | Active | €329,000 | €3,538 | 38.1% | 72 | 67 |
| rua do Rio Onda, 146 | Active | €380,000 | €3,762 | 34.2% | 75 | 65 |
| travessa de Miguel Duarte Caturro, 22 | Active | €479,000 | €4,355 | 23.8% | 76 | 74 |
| Median comp | €429,500 | €4,059 | 29.0% | 76 | 67 |
Long-term rental The 2-bed apartment in Perafita is overpriced by 31.2%, reflecting a potential misalignment between its listing price of €400,000 and the fair value of €304,818. With a gross yield of only 2.8%, this investment may not deliver the expected returns over a prolonged period, especially given the high acquisition cost. Family rental With the current price tag exceeding the fair value, the property does not present an appealing option for family renters seeking affordable accommodation in a stable suburban area. The lower tenant quality and family demographic may struggle to justify the excessive price in the long-term. Buy-and-hold Given that this property is selling significantly above its fair value and has a modest yield of 2.8%, it is unlikely to appreciate sufficiently to deliver optimal returns for a buy-and-hold investor. The risk associated with the high purchase price may outweigh the benefits of long-term growth in this suburban market. Not ideal for Luxury market, Short-term vacation rental, Student housing
Economic Vulnerability With an economic stability score of 75/100, there is a heightened risk of fluctuations in the local economy that could negatively impact rental income and property value. Tenant Turnover Risk The tenant stability score of 70/100 suggests potential instability in tenant retention, which may result in increased vacancy rates and associated costs.
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