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 apartment of 144 m² on the 6th floor, built in 2001, energy rating D. Located on rua Brito e Cunha, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment features a large L-shaped terrace with exquisite granite and stone tiling, and apartments in this gated community have 24-hour reception service providing exceptional security and convenience.
The valuation. The asking price of €845,000 exceeds the fair value of €751,026 by €93,974, which represents a 12.5% premium. As such, the property is deemed overpriced.
Fair value modelled at €751,026 from 6 comparable sales in the area. Asking €845,000 sits €93,974 (12.5%) above — overpriced versus fair value.
Asking €845,000 versus the rua Brito e Cunha area baseline of €624,148 (€4,334/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 €624,148, adjusted for condition and micro-location, gives a modelled fair value of €751,026 (€5,215/m²), a €93,974 (12.5%) gap versus the €845,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Brito e Cunha | Subject | €845,000 | €5,868 | — | 89 | 67 |
| rua de Gondarém | Active | €790,000 | €5,809 | 1.0% | 80 | 73 |
| Aldoar, Foz Do Douro e Nevogilde · 6d527d | Active | €1,350,000 | €7,895 | 34.5% | 85 | 78 |
| rua de Gondarém, 822 | Active | €890,000 | €7,120 | 21.3% | 75 | 76 |
| rua Sousa Aroso | Active | €890,000 | €4,472 | 23.8% | 82 | 73 |
| Median comp | €890,000 | €6,465 | 10.2% | 81 | 75 |
Long-term rental With a gross yield of 2.8%, this property's financial return does not align with the investment risk, particularly given the 12.5% gap above fair value at €845,000. The combination of its suburban location and moderate neighbourhood score of 67/100 further underscores its overpriced status, making it a less attractive long-term rental investment. Family rental While the apartment is suitable for family living due to its size and condition score of 84/100, the 12.5% premium over fair value indicates it is not priced competitively in the market. Families may be deterred by the inflated price, especially in a neighbourhood that offers mixed urban and residential traits, impacting overall desirability. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable given its €845,000 listing, significantly above the fair value of €751,026. The lower tenant quality associated with the area and the slim gross yield of 2.8% further suggest that holding onto this asset may not generate the expected long-term appreciation. Not ideal for luxury market This property, despite its appealing attributes, is overpriced and does not meet the expectations of the luxury market segment, given its suburban setting and lower-end neighbourhood score. Potential luxury buyers may find better options elsewhere that better align with their investment and lifestyle criteria. Not ideal for short-term vacation rental With its 12.5% premium over fair value and a lack of unique appeal for short stays, this property is overpriced for the short-term vacation rental market. The suburban location and moderate amenities do not support the higher nightly rates typically sought for vacation rentals, limiting potential profitability.
Economic Dependence Risk The property has a moderate economic stability score of 60/100, indicating a potential vulnerability to economic fluctuations that could affect rental income. Tenant Dependence Risk With a tenant stability score of 60/100, there is a risk of higher tenant turnover, potentially leading to increased vacancy rates and rental instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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