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, 4-bathroom apartment of 230 m² on the 5th floor, built in 2004, energy rating C. Located on estrada da Circunvalação, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment features a spacious living room with panoramic sea views and access to a communal garden and swimming pool, enhancing its luxurious coastal living experience.
The valuation. The asking price of €1,500,000 is significantly above the fair value of €1,283,157, indicating a disparity of €216,843 (16.9%). This property is considered overpriced in the current market context.
Fair value modelled at €1,283,157 from 6 comparable sales in the area. Asking €1,500,000 sits €216,843 (16.9%) above — overpriced versus fair value.
Asking €1,500,000 versus the estrada da Circunvalação area baseline of €1,172,696 (€5,099/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €1,172,696, adjusted for condition and micro-location, gives a modelled fair value of €1,283,157 (€5,579/m²), a €216,843 (16.9%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Circunvalação | Subject | €1,500,000 | €6,522 | — | 81 | 70 |
| Matosinhos e Leça da Palmeira · 4b9163 | Active | €1,100,000 | €5,116 | 21.6% | 80 | 67 |
| praça de Gonçalves Zarco | Active | €1,690,000 | €11,267 | 72.8% | 75 | 72 |
| avenida da República | Active | €1,180,000 | €5,540 | 15.1% | 75 | 66 |
| Matosinhos e Leça da Palmeira · cd0966 | Active | €1,000,000 | €5,618 | 13.9% | 88 | 75 |
| Median comp | €1,140,000 | €5,579 | 14.5% | 78 | 70 |
Long-term rental The property is overpriced by 16.9% compared to fair value, which limits potential profitability for long-term rental investors. With a gross yield of 2.1%, the financial return does not justify the current listing price. Family rental Given its location in a well-connected urban area, this property is suitable for family rentals; however, its current pricing makes it less appealing. The gap between the listing price and fair value suggests that families may seek more reasonably priced alternatives in the neighborhood. Buy-and-hold Investors looking for a buy-and-hold strategy should avoid this property since it is overpriced by 16.9%, impacting long-term returns. Although the condition is decent and there are urban amenities nearby, the financial metrics do not support a strong investment case at this price point.
Economic downturn risk With an economic stability score of 70/100, the property may be vulnerable to economic fluctuations that could impact rental income and property values.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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