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, 2-bathroom apartment of 81 m². Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This property includes a private outdoor space perfect for relaxation and comes with a parking spot and storage unit, enhancing daily convenience.
The valuation. The asking price of €485,000 exceeds the fair value of €423,984 by €61,016 (14.4%), indicating the property is overpriced. This suggests that potential buyers should approach with caution and consider negotiation strategies. Buy-to-flip angle. A buy-to-flip strategy could leverage the apartment's premium materials and high-quality finishes to attract buyers seeking modern, move-in-ready homes, aiming for a quick resale at an increased price. Buy-to-let angle. With an estimated gross yield of 3% (~€1,212/month), the long-term rental strategy could generate steady cash flow, particularly appealing to families looking for modern amenities in the suburban Matosinhos area.
Fair value modelled at €423,984 from 6 comparable sales in the area. Asking €485,000 sits €61,016 (14.4%) above — overpriced versus fair value.
Asking €485,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €346,792 (€4,281/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €346,792, adjusted for condition and micro-location, gives a modelled fair value of €423,984 (€5,234/m²), a €61,016 (14.4%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 9d29e4 | Subject | €485,000 | €5,988 | — | 84 | 75 |
| rua Pedro Homem de Melo | Active | €700,000 | €5,469 | 8.7% | 78 | 71 |
| Matosinhos e Leça da Palmeira · 02388e | Active | €435,000 | €4,833 | 19.3% | 85 | 70 |
| Matosinhos e Leça da Palmeira · ba5998 | Active | €425,000 | €5,000 | 16.5% | 79 | 66 |
| rua de Alfredo Cunha, 317 | Active | €260,000 | €4,262 | 28.8% | 85 | 70 |
| Median comp | €430,000 | €4,917 | 17.9% | 82 | 70 |
Long-term rental The 2-bed apartment in Matosinhos e Leça da Palmeira presents a gross yield of 3%, which may not fully compensate for the 14.4% premium over its fair value of €423,984. This price point suggests that long-term rental prospects might be limited, especially given the suburban context and current market conditions. Family rental With a neighborhood quality score of 75/100, this property could attract families looking for spacious living near Greater Porto. However, the €485,000 listing price, over 14% above fair value, indicates a less favorable return on investment for family rental purposes. Buy-and-hold Although the property is in good condition with a score of 86/100, the 14.4% markup over its fair value poses significant risks for buy-and-hold strategies. Investors may find that the current pricing limits potential appreciation, making it a less attractive long-term hold. Not ideal for Short-term vacation rentals, luxury market positioning, or student housing options due to its suburban location and pricing dynamics.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and higher costs associated with re-leasing the property.
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