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.
2-bedroom, 1-bathroom apartment of 59 m². Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Unique Feature: This apartment boasts a modern open space design that seamlessly integrates living, dining, and kitchen areas, enhancing the overall ambiance and utility. Highlight: The entry features a practical storage room, optimizing space efficiency.
The valuation. The asking price of €265,000 is significantly above fair value by €85,046, indicating a 32.1% premium. This property is therefore categorized as overpriced.
Fair value modelled at €179,954 from the area baseline, adjusted for condition and location. Asking €265,000 sits €85,046 (32.1%) above — overpriced versus fair value.
Asking €265,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €195,290 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €195,290 + condition +€2,028 + location +€13,788 = modelled fair value of €179,954 (€3,050/m²), a €85,046 (32.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 001b4f | Subject | €265,000 | €4,492 | — | 73 | 71 |
| São Mamede de Infesta e Senhora da Hora · 82c808 | Active | €299,000 | €4,530 | 0.9% | 75 | 74 |
| Ramalde · 99f4e0 | Active | €285,000 | €6,477 | 44.2% | 80 | 72 |
| rua Henrique Alves Costa, 24 | Active | €395,000 | €5,000 | 11.3% | 78 | 74 |
| rua Sarah Afonso S / N | Active | €315,000 | €2,625 | 41.6% | 76 | 73 |
| Median comp | €307,000 | €4,765 | 6.1% | 77 | 74 |
Long-term rental Although the property offers a gross yield of 3.8%, its asking price of €265,000 significantly exceeds the fair value of €179,954, indicating it is overpriced. Such a pricing gap diminishes the potential for positive cash flow in a long-term rental strategy, limiting its appeal to investors seeking stable returns. Buy-and-hold With the property priced at €265,000, which is 32.1% above its fair value, the long-term appreciation potential is questionable. While the neighborhood’s amenities and tenant quality may support some value growth, the high entry price could lead to suboptimal investment performance over time. Family rental The property’s location in a suburban area may attract families, but the current listing price of €265,000 is significantly higher than the fair value of €179,954, suggesting the investment is overpriced. Consequently, potential family renters might seek more affordable options in the same or nearby neighborhoods, making it less desirable for this strategy.
Economic Dependence Risk The economic stability score of 75/100 indicates a reliance on potentially volatile economic factors that could affect rental income. Tenant Turnover Risk With a tenant stability score of 70/100, there may be a higher likelihood of tenant turnover, which can increase costs associated with vacancy and re-leasing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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