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, 3-bathroom apartment of 207 m² on the 2nd floor, energy rating C. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Property Highlights: The apartment features an expansive balcony perfect for outdoor relaxation, and the dual garage offers substantial storage space in addition to parking convenience.
The valuation. The asking price of €799,000 is €157,816 (19.8%) above the fair value of €641,184. This property is considered overpriced based on current market analysis.
Fair value modelled at €641,184 from the area baseline, adjusted for condition and location. Asking €799,000 sits €157,816 (19.8%) above — overpriced versus fair value.
Asking €799,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €575,874 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €575,874 + condition +€10,027 + location +€55,284 = modelled fair value of €641,184 (€3,098/m²), a €157,816 (19.8%) gap versus the €799,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 99f157 | Subject | €799,000 | €3,860 | — | 75 | 74 |
| rua de Recarei | Active | €418,000 | €3,215 | 16.7% | 74 | 62 |
| rua de Recarei | Active | €440,000 | €3,385 | 12.3% | 76 | 67 |
| rua Ângela Adelaide Calheiros Carvalho Meneses, 76 | Active | €449,000 | €2,032 | 47.4% | 75 | 72 |
| rua João Bosco | Active | €950,000 | €3,585 | 7.1% | 80 | 67 |
| Median comp | €444,500 | €3,300 | 14.5% | 76 | 67 |
Buy-and-hold The 4-bed apartment in Custóias is currently overpriced, listed at €799,000 against a fair value of €641,184, representing a 19.8% gap. While the neighbourhood has decent ratings for amenities and tenant quality, the absence of rental yield makes it a less appealing long-term investment. Family rental Given that the property is overpriced, with a valuation gap of nearly 20%, it may struggle to attract families seeking affordable options in the area. Additionally, the relatively low condition score of 78/100 may deter potential tenants looking for well-maintained homes. Long-term rental The apartment's current pricing suggests it is overpriced at €799,000, limiting its viability for long-term rental strategies. With a gross yield of 0% and a fair value significantly lower than the listing price, it does not present a favorable scenario for sustained rental income.
Economic Vulnerability The property has an economic stability score of 70, indicating potential fluctuations in market conditions that could affect return on investment.
