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 109 m² on the 1st floor, energy rating D. Located on rua Sarmento Beires, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes a spacious +1 room currently utilized as a dressing area that can easily be transformed into an office or guest room, enhancing its versatility.
The valuation. The asking price of €323,000 sits €15,693 (5.1%) above the fair value of €307,307, indicating a fair pricing level, reflective of market conditions.
Fair value modelled at €307,307 from 6 comparable sales in the area. Asking €323,000 sits €15,693 (5.1%) above — overpriced versus fair value.
Asking €323,000 versus the rua Sarmento Beires area baseline of €261,438 (€2,399/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 €261,438, adjusted for condition and micro-location, gives a modelled fair value of €307,307 (€2,819/m²), a €15,693 (5.1%) gap versus the €323,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sarmento Beires | Subject | €323,000 | €2,963 | — | 71 | 68 |
| rua Alfredo Cunha | Active | €299,000 | €2,182 | 26.3% | 70 | 67 |
| São Mamede de Infesta e Senhora da Hora · 8936da | Active | €315,000 | €2,540 | 14.3% | 78 | 77 |
| rua Luísa Neto Jorge, 286 | Active | €369,000 | €3,154 | 6.4% | 75 | 65 |
| rua Sousa Aroso, 571 | Active | €320,000 | €2,783 | 6.1% | 70 | 72 |
| Median comp | €317,500 | €2,662 | 10.2% | 73 | 70 |
Long-term rental The property offers a gross yield of 4.7%, indicating a steady rental income potential in a stable market. Given its proximity to Porto, it is likely to attract consistent tenant demand. Buy-and-hold Investing in this apartment allows for potential appreciation over time, supported by the expected stability of the housing market in Matosinhos e Leça da Palmeira. Although the property is priced fairly, future value increase is plausible due to the ongoing urban development in the region. Family rental With a good condition score of 73/100 and a family-friendly layout, this apartment is well-suited for long-term families seeking residence near Porto. The average neighbourhood score reflects decent amenities and quality, catering to stable family tenants.
Economic-Tenant Stability Risk The combination of a moderate Economic stability score of 70 and a lower Tenant stability score of 65 suggests potential volatility in rental income, which may impact overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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