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.
1-bedroom, 1-bathroom apartment of 62 m², energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment is located just 400 meters from the metro station and offers a dedicated parking space and an additional storage room, enhancing convenience for urban living.
The valuation. The asking price of €235,000 exceeds the fair value of €178,750 by €56,250, representing a 23.9% overvaluation. This indicates that the property is overpriced in the current market context.
Fair value modelled at €178,750 from the area baseline, adjusted for condition and location. Asking €235,000 sits €56,250 (23.9%) above — overpriced versus fair value.
Asking €235,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €172,484 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 65 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 65 · Economic 68 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €172,484 + condition -€8,913 + location +€15,179 = modelled fair value of €178,750 (€2,883/m²), a €56,250 (23.9%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 023aa7 | Subject | €235,000 | €3,790 | — | 70 | 72 |
| rua dos Cedros, 4 | Active | €199,900 | €3,920 | 3.4% | 62 | 71 |
| São Mamede de Infesta e Senhora da Hora · 6d5572 | Active | €209,000 | €4,098 | 8.1% | 72 | 75 |
| rua de Cassiano Branco S / N | Active | €260,000 | €4,194 | 10.6% | 70 | 73 |
| São Mamede de Infesta e Senhora da Hora · 023c05 | Active | €243,000 | €3,522 | 7.1% | 72 | 70 |
| Median comp | €226,000 | €4,009 | 5.8% | 71 | 72 |
Long-term rental This 1-bed apartment in Custóias presents an opportunity for long-term rental with a gross yield of 4%, but its listing price is 23.9% above the fair value. The neighborhood's decent rating of 72/100 suggests a reasonable demand; however, the current pricing undermines the investment potential. Buy-and-hold Although a buy-and-hold strategy might seem appealing in a stable neighborhood, the pricing for this property is excessively high at €235,000, significantly exceeding its fair value of €178,750. As a result, the likelihood of achieving favorable long-term capital appreciation diminishes, making this a less attractive investment. Family rental As a family rental, the apartment's location and neighborhood amenities are commendable; however, its pricing remains problematic given it is marked above fair value. This discrepancy may affect the appeal to potential tenants, leading to challenges in securing consistent rental income.
Economic Vulnerability The property has a moderate economic stability score of 68/100, indicating potential risks from economic downturns that could affect tenant demand and rental income.
