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 90 m², energy rating C. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment offers a private balcony with neighborhood views, enhancing outdoor living potential in a sought-after coastal area of Leça da Palmeira. Overall Condition: Functional yet dated interiors allow for renovation opportunities to increase property value. Ideal for: Buyers seeking a cozy residence with investment potential. Investment Appeal: The location's proximity to beaches and transport links enhances desirability for renters. Potential Uses: Suitable for both personal residence or rental investment due to high demand in the area.**
The valuation. The asking price of €275,000 is significantly above the fair value estimate of €231,977, presenting a discrepancy of €43,023 (18.5%). This property is considered overpriced.
Fair value modelled at €231,977 from 6 comparable sales in the area. Asking €275,000 sits €43,023 (18.5%) above — overpriced versus fair value.
Asking €275,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €209,946 (€2,333/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €209,946, adjusted for condition and micro-location, gives a modelled fair value of €231,977 (€2,578/m²), a €43,023 (18.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 51b5d5 | Subject | €275,000 | €3,056 | — | 70 | 65 |
| rua Sousa Aroso, 571 | Active | €320,000 | €2,783 | 8.9% | 70 | 72 |
| avenida das Ribeiras, 891 | Active | €220,000 | €2,529 | 17.2% | 65 | 63 |
| rua Alfredo Cunha | Active | €299,000 | €2,182 | 28.6% | 70 | 67 |
| avenida das Ribeiras | Active | €265,000 | €2,227 | 27.1% | 65 | 68 |
| Median comp | €282,000 | €2,378 | 22.2% | 68 | 68 |
Long-term rental The property at €275,000, compared to a fair value of €231,977, indicates a significant overpricing of 18.5%, making it less attractive for long-term rental investments. With a gross yield of only 4.7% and a condition score of 69/100, this investment may not yield satisfactory returns in the current market climate. Family rental Priced at €275,000, this apartment appears overpriced by 18.5% when assessed against its fair value of €231,977, which could limit its appeal to families seeking affordable housing options. While the property has a decent condition score of 69/100, the yield of 4.7% suggests it may not meet the financial expectations families typically consider. Buy-and-hold Acquiring this apartment for €275,000, which exceeds the fair value by 18.5% at €231,977, signals that it is overpriced, potentially impacting long-term capital appreciation. The gross yield of 4.7% is relatively low, raising concerns about profit generation through a buy-and-hold strategy in this particular market. Not ideal for short-term vacation rental The current price of €275,000 indicates that the property is overpriced at 18.5% above its fair valuation of €231,977, making it unsuitable for short-term vacation rental markets. Given the gross yield of 4.7% and the competitive rental landscape, the financial returns may fall short of expectations. Not ideal for luxury market At a listing price of €275,000, this property is clearly overpriced by 18.5% compared to its fair value of €231,977, which diminishes its attractiveness to the luxury market. The lower condition rating of 69/100 also suggests that it may not align with the quality expectations of luxury buyers. Not ideal for student housing The pricing of €275,000 indicates an 18.5% markup over the fair value of €231,977, creating a difficult investment landscape for student housing. Coupled with a gross yield of 4.7%, this property likely won't meet the affordability and financial return needs of student renters.
Economic Sensitivity Given an economic stability score of 60/100, fluctuations in the local economy could significantly impact tenant demand and rental income stability.
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