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, 1-bathroom apartment of 117 m², energy rating D. Located on rua Álvaro Castelões, 585, Matosinhos e Leça da Palmeira parish, Matosinhos municipality, Porto district. Noteworthy Feature: The apartment features a rare 50 m² private terrace, perfect for outdoor lounging or gardening, enhancing its urban living appeal in Matosinhos center.
The valuation. The asking price of €425,000 is significantly higher than the fair value of €353,522, representing a difference of €71,478 (16.8%). Verdict: overpriced.
Fair value modelled at €353,522 from the area baseline, adjusted for condition and location. Asking €425,000 sits €71,478 (16.8%) above — overpriced versus fair value.
Asking €425,000 versus the rua Álvaro Castelões, 585 area baseline of €387,270 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 82 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Álvaro Castelões, 585
Area baseline €387,270 + condition +€3,291 + location +€24,738 = modelled fair value of €353,522 (€3,022/m²), a €71,478 (16.8%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Álvaro Castelões, 585 | Subject | €425,000 | €3,632 | — | 75 | 69 |
| Matosinhos e Leça da Palmeira · dbd476 | Active | €425,000 | €3,728 | 2.6% | 72 | 73 |
| rua Vitório Falcão, 150 | Active | €233,800 | €3,542 | 2.5% | 70 | 69 |
| rua Álvaro Castelões | Active | €425,000 | €3,864 | 6.4% | 78 | 79 |
| São Mamede de Infesta e Senhora da Hora · bf2a2b | Active | €275,000 | €3,438 | 5.4% | 70 | 70 |
| Median comp | €350,000 | €3,635 | 0.1% | 71 | 72 |
Long-term rental The current listing price of €425,000 exceeds the fair value of €353,522 by 16.8%, indicating that the property is overpriced for long-term rental investment. With a gross yield of only 4.1%, potential returns do not justify the elevated entry price. Family rental This 3-bed apartment in Matosinhos is priced at €425,000, significantly higher than the fair value of €353,522, making it overpriced for family rental purposes. The neighbourhood rating of 69/100 may not be compelling enough to attract families willing to pay a premium on this price point. Buy-and-hold The investment at €425,000, which is 16.8% over the fair value of €353,522, suggests that the property's potential as a buy-and-hold strategy is diminished due to overpricing. With a condition score of 77/100, while reasonable, it does not offset the high acquisition cost in a suburban area. Not ideal for: Short-term vacation rental, Luxury market, Student housing This property is not well-positioned for the short-term vacation rental or luxury markets, given its overpriced status at €425,000. Additionally, with the current economic indicators, it is also not suitable for student housing investment.
Economic and Tenant Stability Risk The property faces potential challenges due to its moderate economic stability score of 70 and tenant stability score of 70, suggesting vulnerability to economic fluctuations that could impact 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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