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, 1-bathroom apartment of 81 m² on the 1st floor, built in 2000, energy rating D. Located São Mamede de Infesta e Senhora da Hora parish, Matosinhos municipality, Porto district. This property offers immediate yield with a long-term tenant in place until June 2027, ensuring stable cash flow for investors from day one.
The valuation. The asking price of €260,000 is above the fair value of €232,538 by €27,462 (11.8%), indicating that the property is overpriced. This discrepancy suggests that investors need to negotiate aggressively to align with market value.
Fair value modelled at €232,538 from 6 comparable sales in the area. Asking €260,000 sits €27,462 (11.8%) above — overpriced versus fair value.
Asking €260,000 versus the São Mamede de Infesta e Senhora da Hora, Matosinhos, Porto area baseline of €212,189 (€2,620/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €212,189, adjusted for condition and micro-location, gives a modelled fair value of €232,538 (€2,871/m²), a €27,462 (11.8%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Mamede de Infesta e Senhora da Hora · 2d8472 | Subject | €260,000 | €3,210 | — | 75 | 76 |
| rua de São Veríssimo, 37 | Active | €235,000 | €2,975 | 7.3% | 70 | 77 |
| rua Adelaide Estrada | Active | €280,000 | €3,043 | 5.2% | 70 | 74 |
| rua da Nortecoop | Active | €249,000 | €2,371 | 26.1% | 76 | 74 |
| rua da Nortecoop | Active | €249,000 | €2,371 | 26.1% | 73 | 74 |
| Median comp | €249,000 | €2,673 | 16.7% | 72 | 74 |
Long-term rental The property at €260,000 is overpriced by 11.8% relative to its fair value of €232,538, which could limit profitability for long-term rental strategies. While the gross yield stands at 4.2%, the market dynamics may make it challenging to sustain tenant demand in a suburban setting. Buy-and-hold Investing in this 2-bed apartment in São Mamede de Infesta e Senhora da Hora is not advisable as it is priced above its fair value, presenting an 11.8% premium. Given the condition score of 78/100 and the average neighborhood rating of 76/100, future appreciation may be limited, impacting long-term investment potential. Family rental Although the apartment is in a suburban area suitable for families, its price of €260,000 reflects an overvaluation of 11.8% compared to fair market value. This discrepancy could deter families from renting, particularly if they seek more competitively priced options in the region.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could impact rental income stability and increase vacancy costs in the long term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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