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 80 m² on the 1st floor, energy rating D. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment's proximity to the sea offers potential for a coastal lifestyle, while its location near key transport links facilitates easy commuting to Porto. Valuation Verdict: Fair.
The valuation. The asking price of €315,000 is significantly above the fair value of €271,386, exceeding it by €43,614 (16.1%). This property is clearly overpriced based on market assessments.
Fair value modelled at €271,386 from 6 comparable sales in the area. Asking €315,000 sits €43,614 (16.1%) above — overpriced versus fair value.
Asking €315,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €261,063 (€3,263/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €261,063, adjusted for condition and micro-location, gives a modelled fair value of €271,386 (€3,392/m²), a €43,614 (16.1%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 788083 | Subject | €315,000 | €3,938 | — | 65 | 69 |
| avenida da República | Active | €425,000 | €3,664 | 7.0% | 60 | 66 |
| avenida da República, 885 | Active | €425,000 | €3,664 | 7.0% | 55 | 70 |
| São Mamede de Infesta e Senhora da Hora · 8933d9 | Active | €340,000 | €3,333 | 15.3% | 65 | 70 |
| Matosinhos e Leça da Palmeira · 1e6548 | Active | €557,290 | €3,259 | 17.2% | — | 69 |
| Median comp | €425,000 | €3,499 | 11.1% | 60 | 70 |
Long-term rental The property is overpriced at €315,000, which exceeds the fair value by 16.1%, making it less attractive for long-term rental investors seeking reasonable returns. With a gross yield of only 3.3%, the investment does not sufficiently compensate for the price paid, especially given the apartment's condition rating of 60/100. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, as its price is inflated compared to the fair value. The anticipated return does not align with the housing market conditions and the lackluster tenant quality associated with the current pricing. Family rental For family rentals, this property presents a challenge as it is overpriced at €315,000, with a significant gap from its fair value. The local neighborhood score of 69/100 signifies decent amenities, but at this price point, potential cash flow may not meet expectations for attracting long-term family tenants.
Economic and Tenant Instability With an economic stability score of 70/100 and a tenant stability score of 65/100, there is a significant risk of fluctuating income due to potential tenant turnover and economic challenges affecting market demand.
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