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.
5-bedroom, 5-bathroom apartment of 213 m² on the 3rd floor, built in 2007, energy rating C. Located on avenida da República, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment features direct beach access and a stunning heated rooftop pool, providing unparalleled coastal living right at your doorstep.
The valuation. The asking price of €1,180,000 sits 2.5% above the fair value of €1,151,183, indicating that the property is priced at a fair level. Indeed, this slight markup reflects the high-quality finishes and desirable location.
Fair value modelled at €1,151,183 from 6 comparable sales in the area. Asking €1,180,000 sits €28,817 (2.5%) above — overpriced versus fair value.
Asking €1,180,000 versus the avenida da República area baseline of €1,007,861 (€4,732/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €1,007,861, adjusted for condition and micro-location, gives a modelled fair value of €1,151,183 (€5,405/m²), a €28,817 (2.5%) gap versus the €1,180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República | Subject | €1,180,000 | €5,540 | — | 75 | 66 |
| Matosinhos e Leça da Palmeira · 4b9163 | Active | €1,100,000 | €5,116 | 7.6% | 80 | 67 |
| Aldoar, Foz Do Douro e Nevogilde · 956f77 | Active | €1,600,000 | €6,154 | 11.1% | 75 | 72 |
| Matosinhos e Leça da Palmeira · cd0966 | Active | €1,000,000 | €5,618 | 1.4% | 88 | 75 |
| avenida da República, 274 | Active | €750,000 | €4,286 | 22.6% | 70 | 69 |
| Median comp | €1,050,000 | €5,367 | 3.1% | 78 | 71 |
Long-term rental This property, while priced fairly compared to its fair value, offers a gross yield of 3.4%, which aligns with the suburban rental expectations in Greater Porto. Given the condition rating of 76/100, it should satisfy long-term tenants looking for quality accommodation. Family rental The spacious 5-bed layout and 213m² area cater well to families seeking comfortable living in Matosinhos e Leça da Palmeira, despite its proximity to Porto city center being less immediate. While the property is fairly priced at €1,180,000, it remains attractive for families due to local amenities and neighborhood resources. Buy-and-hold Acquiring this property as a buy-and-hold investment could yield stable, long-term returns, given its fair valuation and the steady rental demand in this suburban area. The 3.4% yield reflects a reasonable investment profile, particularly with a condition score of 76/100 and decent neighborhood quality. Not ideal for short-term vacation rental Although the property is fairly priced, it is not a suitable choice for short-term vacation rentals due to its suburban location and lack of immediate access to major tourist attractions in Porto. The lower neighborhood score of 66/100 further suggests that tourists may prefer more central options for their stays. Not ideal for luxury market At a listing price of €1,180,000, the property does not align with the luxury market segment, where high-quality finishes and exceptional locations are expected. With a fair valuation and a condition score of 76/100, it lacks the prestige typically associated with luxury listings. Not ideal for student housing While the property is fairly valued, its suburban location and 66/100 neighborhood score suggest it may not attract the student demographic seeking vibrant, social areas near educational institutions. The proximity to Porto city center, though accessible, is not immediate enough to appeal to students looking for convenience in their living arrangements.
Economic vulnerability With an economic stability score of 65, the property's investment may be at risk due to potential fluctuations in local market conditions affecting income and property value. Tenant turnover risk The tenant stability score of 65 indicates a potential risk of higher tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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