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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
