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.
3-bedroom, 2-bathroom apartment of 117 m² on the 3rd floor, energy rating D. Located on rua Conde Alto Mearim, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This apartment features exceptional sun exposure with two fronts, ensuring a light-filled living space throughout the day, complemented by high ceilings and high-quality modern finishes.
The valuation. The asking price of €460,000 sits €33,434 (7.8%) above the fair value of €426,566. The property is considered to be priced fair. Buy-to-flip angle. A buy-to-flip strategy could target renovation opportunities within the cohesive, modern space, leveraging the neighbourhood’s proximity to Porto to maximize resale value after improvements. Buy-to-let angle. The rental income strategy projects a gross yield of 3.8%, with estimated monthly rent at €1,457, catering to families seeking a long-term rental in a safe suburban environment.
Fair value modelled at €426,566 from 6 comparable sales in the area. Asking €460,000 sits €33,434 (7.8%) above — overpriced versus fair value.
Asking €460,000 versus the rua Conde Alto Mearim area baseline of €350,034 (€2,992/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 €350,034, adjusted for condition and micro-location, gives a modelled fair value of €426,566 (€3,646/m²), a €33,434 (7.8%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conde Alto Mearim | Subject | €460,000 | €3,932 | — | 81 | 73 |
| rua Conde Alto Mearim S / N | Active | €415,000 | €3,705 | 5.8% | 72 | 74 |
| rua Alfredo Cunha | Active | €745,000 | €3,617 | 8.0% | 75 | 72 |
| avenida da República, 255 | Active | €430,000 | €3,675 | 6.5% | 72 | 71 |
| rua Godinho, 863 | Active | €495,000 | €3,094 | 21.3% | 75 | 72 |
| Median comp | €462,500 | €3,646 | 7.3% | 74 | 72 |
Long-term rental This property shows a fair value alignment, making it a stable choice for long-term rental investment with potential steady returns. The gross yield of 3.8% reflects the moderately attractive rental market in Matosinhos e Leça da Palmeira. Buy-and-hold Investing in this flat aligns with a buy-and-hold strategy due to its fair valuation and reasonable condition rating of 79/100. The strategic location near Porto enhances its long-term appeal and capital appreciation potential. Family rental With an appropriate condition rating and an overall fair pricing stance, this property is well-suited for families looking for a comfortable and spacious living environment. The positive neighbourhood factors, such as safety and amenities, make it an ideal choice for family rentals.
Tenant turnover risk The tenant stability score of 80/100 indicates a reasonably stable tenant base, but any significant economic downturn could increase vacancy rates and lead to potential income loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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