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.
3-bedroom, 2-bathroom apartment of 158 m² on the 10th floor, built in 1984, energy rating D. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts a heat recovery system in the living room, enhancing comfort while maximizing energy efficiency, along with custom-built wardrobes that provide ample storage. Location Highlights: Just a short walk to both the metro and Matosinhos Beach, this property offers prime access to the vibrant local lifestyle and amenities.
The valuation. The asking price of €489,000 sits €77,320 (18.8%) above the calculated fair value of €411,680, indicating that the property is overpriced. This discrepancy suggests a nuanced analysis for potential investors.
Fair value modelled at €411,680 from 6 comparable sales in the area. Asking €489,000 sits €77,320 (18.8%) above — overpriced versus fair value.
Asking €489,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €307,597 (€1,947/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €307,597, adjusted for condition and micro-location, gives a modelled fair value of €411,680 (€2,606/m²), a €77,320 (18.8%) gap versus the €489,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 53c9ff | Subject | €489,000 | €3,095 | — | 75 | 69 |
| Matosinhos e Leça da Palmeira · f5eaca | Active | €465,000 | €3,059 | 1.2% | 80 | 69 |
| praça Pedra Verde | Active | €385,000 | €2,484 | 19.7% | 75 | 73 |
| rua de Vila Nova | Active | €333,000 | €2,281 | 26.3% | 65 | 71 |
| avenida Calouste Gulbenkian | Active | €355,000 | €2,113 | 31.7% | 70 | 66 |
| Median comp | €370,000 | €2,383 | 23.0% | 73 | 70 |
Long-term rental The property in Matosinhos e Leça da Palmeira has a fair value of €411,680, indicating an 18.8% gap from its current listing price of €489,000, which suggests it is overpriced. With a gross yield of 4.5% and a neighborhood score of 69/100, potential long-term rental income may not justify the elevated purchase price. Family rental While the property could cater to families given its size and suburban characteristics, the current listing price exceeds its fair value by 18.8%, deeming it overpriced. The neighborhood rating of 69/100 may limit appeal to families seeking more value within this price range. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenging due to its 18.8% overpricing relative to the fair value of €411,680, which reduces the potential for capital appreciation. With a condition score of 77/100, while acceptable, it may not sufficiently compensate for the premium paid above fair value in a competitive market.
Potential Economic Decline The economic stability score of 70/100 indicates the potential for fluctuations in economic performance, which could impact tenant retention and rental income.
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