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, 3-bathroom penthouse of 271 m², energy rating A. Located Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. This penthouse features an expansive rooftop terrace that provides unparalleled panoramic views of the coastline and the City Park, enhancing its luxurious living experience.
The valuation. The asking price of €1,850,000 exceeds the fair value of €1,499,938 by €350,062 (23.3%), indicating that the property is overpriced. This significant markup suggests a decline in potential investment appeal.
Fair value modelled at €1,499,938 from 6 comparable sales in the area. Asking €1,850,000 sits €350,062 (23.3%) above — overpriced versus fair value.
Asking €1,850,000 versus the Matosinhos e Leça da Palmeira, Matosinhos, Porto area baseline of €1,271,040 (€4,690/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,271,040, adjusted for condition and micro-location, gives a modelled fair value of €1,499,938 (€5,535/m²), a €350,062 (23.3%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Matosinhos e Leça da Palmeira · 07fc47 | Subject | €1,850,000 | €6,827 | — | 92 | 69 |
| Matosinhos e Leça da Palmeira · 6a9155 | Active | €645,000 | €5,287 | 22.6% | 80 | 76 |
| Ramalde · 4bc1b5 | Active | €610,000 | €5,304 | 22.3% | 83 | 70 |
| avenida da Boavista, 67 | Active | €680,000 | €4,690 | 31.3% | 74 | 76 |
| praça do Império | Active | €900,000 | €6,040 | 11.5% | 80 | 70 |
| Median comp | €662,500 | €5,296 | 22.4% | 80 | 73 |
Family rental The property is priced at €1,850,000, which is significantly above its fair value of €1,499,938, indicating it is overpriced by 23.3%. With a gross yield of only 1.5%, this investment would not provide a favorable return for family rentals in the current market. Long-term rental At a listing price of €1,850,000, the penthouse exceeds its fair valuation by 23.3%, making it overpriced and less appealing for long-term rental strategies. The 1.5% gross yield further suggests that this investment may not yield sufficient cash flow for long-term rental purposes. Buy-and-hold Given the €1,850,000 asking price, which is 23.3% higher than the fair value, this property can be considered overpriced for a buy-and-hold strategy. The expected 1.5% gross yield indicates that holding this property could potentially lead to subpar investment returns over time.
Economic and Tenant Stability Risk With an economic stability score of 70/100 and a tenant stability score of 65/100, the property may face increased vulnerability to market fluctuations and tenant turnover, potentially impacting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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