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, 2-bathroom apartment of 164 m², built in 1991, energy rating D. Located on rua Santana, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. The apartment features a cozy fireplace in the living room, adding warmth and charm, while high-quality built-in wardrobes provide ample storage space in every bedroom.
The valuation. The asking price of €390,000 is significantly below the fair value of €502,135, creating an opportunity with a difference of €112,135 (28.8%). This property is clearly underpriced. Buy-to-flip angle. Given its high-quality finishes and favorable location in Matosinhos, the property can be renovated and flipped for a higher resale value, targeting families looking for upscale living. Buy-to-let angle. The suburban proximity to Porto makes this 4-bed apartment ideal for long-term rentals, appealing to families wanting access to good schools and amenities, thus ensuring steady rental income.
Fair value modelled at €502,135 from the area baseline, adjusted for condition and location. Asking €390,000 sits €112,135 (28.8%) below — the upside to fair value.
Asking €390,000 versus the rua Santana area baseline of €456,248 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 76 · Materials 82 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 75 · Amenities 60 · Economic 68 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Santana
Area baseline €456,248 + condition +€14,862 + location +€31,025 = modelled fair value of €502,135 (€3,062/m²), a €112,135 (28.8%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santana | Subject | €390,000 | €2,378 | — | 76 | 67 |
| Custóias, Leça do Balio e Guifões · 4a7e00 | Active | €333,000 | €2,707 | 13.8% | 72 | 76 |
| rua da Nortecoop | Active | €249,000 | €2,371 | 0.3% | 76 | 74 |
| Custóias, Leça do Balio e Guifões · 0017af | Active | €425,000 | €2,640 | 11.0% | 74 | 68 |
| Custóias, Leça do Balio e Guifões · 93757e | Active | €310,000 | €2,183 | 8.2% | 68 | 70 |
| Median comp | €321,500 | €2,506 | 5.4% | 73 | 72 |
Family rental The property in Custóias presents an attractive investment for family rental, with fair value at €502,135 indicating a significant gap of 28.8% below the listing price of €390,000. Its proximity to Porto schools and amenities enhances its appeal to family-oriented tenants looking for quality living outside the city center. Long-term rental In the context of long-term rental, the apartment's fair value suggests a favorable entry point given the current market conditions, with a gap of 28.8% compared to the asking price. The local neighbourhood ratings indicate a decent tenant quality, making it a potentially reliable income-generating asset. Buy-and-hold From a buy-and-hold perspective, acquiring this property aligns with a strategy focused on capital appreciation, as it is currently priced significantly below its fair value of €502,135. The neighborhood’s decent economic and amenity ratings indicate that long-term value growth can be anticipated, leveraging the robust suburban market dynamics near Porto.
Economic and Tenant Instability Risk The combined scores of 68 for economic stability and 65 for tenant stability indicate a potential risk of fluctuating demand and shifting tenant reliability, which could affect rental income predictability.
