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 B. Located on estrada da Circunvalação S / N, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment boasts a large south-facing balcony with stunning sea views, complemented by high ceilings and custom built-in shelving that enhance its spaciousness and elegance.
The valuation. The asking price of €1,500,000 is significantly above its fair value of €1,183,915, representing an overpricing of €316,085 (26.7%). This valuation indicates that buyers may face a challenging return at this price point.
Fair value modelled at €1,183,915 from 6 comparable sales in the area. Asking €1,500,000 sits €316,085 (26.7%) above — overpriced versus fair value.
Asking €1,500,000 versus the estrada da Circunvalação S / N area baseline of €1,013,709 (€4,407/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €1,013,709, adjusted for condition and micro-location, gives a modelled fair value of €1,183,915 (€5,147/m²), a €316,085 (26.7%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Circunvalação S / N | Subject | €1,500,000 | €6,522 | — | 78 | 68 |
| rua Heróis de França | Active | €1,375,000 | €5,131 | 21.3% | 80 | 69 |
| rua de Tânger | Active | €1,100,000 | €5,164 | 20.8% | 76 | 76 |
| rua João de Barros, 90-118 | Active | €1,380,000 | €5,455 | 16.4% | 85 | 67 |
| rua de Tomaz Ribeiro, 751 | Active | €850,000 | €4,802 | 26.4% | 87 | 76 |
| Median comp | €1,237,500 | €5,148 | 21.1% | 83 | 73 |
Long-term rental This property, at €1,500,000, is overpriced by 26.7% compared to its fair value of €1,183,915, making it a challenging investment for long-term rental yields of only 2.7%. Moreover, with a condition score of 78/100 and a neighbourhood rating of 68/100, this apartment lacks the compelling features typically sought after by long-term tenants. Family rental While family rentals typically demand good amenities and neighbourhood quality, this property is overpriced at €1,500,000, creating a mismatch in value against a fair price of €1,183,915. The relative yield of 2.7% combined with the neighbourhood score of 68/100 suggests a tighter family rental market, limiting the potential attractiveness to families. Buy-and-hold The buy-and-hold strategy is undermined by the property's overpriced listing of €1,500,000, significantly above its fair value of €1,183,915, which limits upside potential. A gross yield of only 2.7% coupled with a neighbourhood condition of 68/100 suggests that long-term capital appreciation may be less than optimal for this investment.
Tenant turnover risk A tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which may lead to increased vacancy rates and decreased cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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