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, 2-bathroom apartment of 89 m² on the 2nd floor, built in 1952, energy rating A. Located on rua Santo António do Telheiro, São Mamede de Infesta e Senhora da Hora parish, Matosinhos municipality, Porto district. Noteworthy Features: The property showcases high ceilings and stone masonry that reflect its architectural design, though it's marred by significant interior wear and actual condition. Valuation Verdict: OVERPRICED
The valuation. The asking price of €585,000 is significantly above the fair value of €439,842, representing a markup of €145,158 (33.0%). This property is overpriced based on current market conditions.
Fair value modelled at €439,842 from 6 comparable sales in the area. Asking €585,000 sits €145,158 (33.0%) above — overpriced versus fair value.
Asking €585,000 versus the rua Santo António do Telheiro area baseline of €468,802 (€5,267/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €468,802, adjusted for condition and micro-location, gives a modelled fair value of €439,842 (€4,942/m²), a €145,158 (33.0%) gap versus the €585,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santo António do Telheiro | Subject | €585,000 | €6,573 | — | 52 | 75 |
| rua Santo António do Telheiro | Active | €2,580,000 | €28,989 | 341.0% | 62 | 68 |
| rua Santo António do Telheiro | Active | €380,000 | €4,270 | 35.0% | 58 | 64 |
| rua Santo António do Telheiro | Active | €1,300,000 | €14,607 | 122.2% | 68 | 72 |
| travessa Monte de São João | Active | €389,000 | €4,523 | 31.2% | — | 73 |
| Median comp | €844,500 | €9,565 | 45.5% | 62 | 70 |
Long-term rental The 2-bed apartment in São Mamede de Infesta e Senhora da Hora is overpriced with a 33.0% gap versus fair value, making it challenging to achieve attractive long-term rental yields. With a gross yield of only 2.2%, potential investors may struggle to realize sufficient returns given the higher-than-justified price point. Family rental Given the reasonable neighbourhood score of 75/100, families might find the apartment appealing in terms of safety and amenities. However, at €585,000, the property remains overpriced for long-term family rentals, potentially limiting rental demand and returns. Buy-and-hold While the proximity to Porto enhances location desirability, the property’s fair value of €439,842 reveals that it is priced significantly above its true worth at €585,000. This overpricing undermines the buy-and-hold strategy as the expected capital appreciation may not offset the initial investment over time.
Tenant turnover risk A tenant stability score of 70/100 indicates a higher risk of turnover, which could lead to increased vacancy periods and associated costs.
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