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.
4-bedroom, 3-bathroom apartment of 200 m² on the 3rd floor, energy rating B. Located on rua de Alfredo Cunha, 109, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Feature: Enjoy direct access to a communal terrace ideal for outdoor gatherings while being just a short walk from vibrant local markets and dining options.
The valuation. The asking price of €740,000 is €71,675 (10.7%) above the fair value of €668,325. This property is considered overpriced based on current market conditions.
Fair value modelled at €668,325 from 6 comparable sales in the area. Asking €740,000 sits €71,675 (10.7%) above — overpriced versus fair value.
Asking €740,000 versus the rua de Alfredo Cunha, 109 area baseline of €554,873 (€2,774/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 €554,873, adjusted for condition and micro-location, gives a modelled fair value of €668,325 (€3,342/m²), a €71,675 (10.7%) gap versus the €740,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Alfredo Cunha, 109 | Subject | €740,000 | €3,700 | — | 75 | 69 |
| Matosinhos e Leça da Palmeira · f36334 | Active | €555,000 | €3,750 | 1.4% | 74 | 71 |
| avenida Doutor Salgado Zenha S / N | Active | €480,000 | €2,857 | 22.8% | 72 | 67 |
| Matosinhos e Leça da Palmeira · ec1a35 | Active | €500,000 | €3,226 | 12.8% | 72 | 63 |
| rua França Júnior, 225 | Active | €500,000 | €3,226 | 12.8% | 70 | 60 |
| Median comp | €500,000 | €3,226 | 12.8% | 72 | 65 |
Long-term rental Given the property's higher listing price of €740,000 compared to the fair value of €668,325, the investment does not present an attractive entry point for long-term rental opportunities. The gross yield of 3.2% falls below many market thresholds, diminishing its potential for strong cash flow in this context. Buy-and-hold Investing in this 4-bed apartment as a buy-and-hold strategy is not advisable, considering its 10.7% gap from fair value indicating it is overpriced. The moderate neighborhood score of 69/100 suggests limited upside potential in property appreciation over time. Family rental Although the property is situated in a safe residential area, its listing price makes it less competitive in the family rental market, as it is overpriced at €740,000. The modest condition rating of 76/100 may also limit attractiveness for families seeking long-term leases in the surrounding Greater Porto region.
Potential Tenant Turnover The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and additional costs associated with finding new tenants.
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