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, 2-bathroom apartment of 130 m², built in 2005, energy rating C. Located on rua de Recarei, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a top-floor location with elevator access, providing unobstructed views and abundant natural light throughout the day, enhancing the overall living experience.
The valuation. The asking price of €440,000 is significantly above the fair value of €392,753, representing an overpricing of €47,247 (10.7%). This higher price might deter potential buyers looking for value. Buy-to-flip angle. Given the condition rating of 78/100, a buy-and-flip strategy could be employed to enhance the property’s appeal and resale potential, though the current price limits immediate profit margins. Buy-to-let angle. With an estimated rental income of €1,210 per month, the gross yield stands at 3.3%, providing a steady cash flow for long-term investment, albeit lower than desirable in a high-growth area.
Fair value modelled at €392,753 from the area baseline, adjusted for condition and location. Asking €440,000 sits €47,247 (10.7%) above — overpriced versus fair value.
Asking €440,000 versus the rua de Recarei area baseline of €418,340 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 75 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Recarei
Area baseline €418,340 + condition +€6,500 + location +€24,593 = modelled fair value of €392,753 (€3,021/m²), a €47,247 (10.7%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Recarei | Subject | €440,000 | €3,385 | — | 76 | 67 |
| rua de Recarei | Active | €418,000 | €3,215 | 5.0% | 74 | 62 |
| Paranhos · 49b93c | Active | €299,000 | €3,934 | 16.2% | 72 | 79 |
| rua Diu | Active | €288,000 | €3,740 | 10.5% | 75 | 73 |
| Custóias, Leça do Balio e Guifões · 4b96c4 | Active | €360,000 | €2,927 | 13.5% | 73 | 77 |
| Median comp | €329,500 | €3,478 | 2.7% | 74 | 75 |
Long-term rental The property in Custóias is overpriced at €440,000, exceeding the fair value of €392,753 by 10.7%, which diminishes its attractiveness for long-term rental. With a gross yield of just 3.3%, the potential return does not justify the elevated asking price in this suburban Porto market. Family rental Given its condition score of 78/100 and a neighbourhood rating of 67/100, this property may appeal to families but remains overpriced at €440,000 compared to the fair value of €392,753. Families seeking value may be deterred by the higher price relative to the average amenities and housing quality in the area. Buy-and-hold Investing in this 3-bed apartment in Custóias carries risks as it is priced at €440,000, which is 10.7% above its fair value of €392,753. The modest yield of 3.3% and the current market conditions suggest that holding onto this property may not yield the desired appreciation over time due to its overpriced status.
Economic and Tenant Instability Risk: With an economic stability score of 65 and a tenant stability score of 65, there is a significant risk of fluctuating rental income and potential vacancies, as both scores indicate a moderate level of instability affecting cash flows.
