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, 1-bathroom house of 85 m², energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Unique Access: This property benefits from dual street access, enhancing convenience for potential renovations or expansion while maintaining a sense of privacy. Proximity: Located just an 18-minute walk from Custóias metro station and 5 minutes from essential shopping at Pingo Doce.
The valuation. The asking price of €695,000 exceeds the fair value of €217,355 by €477,645, representing a significant overvaluation of 68.7%. This disparity indicates that the property is overpriced and may not attract savvy investors.
Fair value modelled at €217,355 from the area baseline, adjusted for condition and location. Asking €695,000 sits €477,645 (68.7%) above — overpriced versus fair value.
Asking €695,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €236,470 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 46 · Materials 50 · Room dimensions 52). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 65 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €236,470 + condition -€35,195 + location +€16,080 = modelled fair value of €217,355 (€2,557/m²), a €477,645 (68.7%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 25f904 | Subject | €695,000 | €8,176 | — | 46 | 67 |
| Matosinhos e Leça da Palmeira · 93756f | Active | €390,000 | €7,500 | 8.3% | 30 | 55 |
| Custóias, Leça do Balio e Guifões · 96c468 | Active | €180,000 | €3,600 | 56.0% | 60 | 74 |
| avenida do Doutor Antunes Guimarães | Active | €795,000 | €4,229 | 48.3% | — | 75 |
| São Mamede de Infesta e Senhora da Hora · 0017ab | Active | €350,000 | €1,872 | 77.1% | 60 | 71 |
| Median comp | €370,000 | €3,915 | 52.1% | 60 | 73 |
Long-term rental The property, listed at €695,000, significantly exceeds its fair value of €217,355 with a gap of 68.7%, indicating a poor investment for long-term rental strategies. Additionally, with a low gross yield of 2.5% and a condition rating of 49/100, this property does not present a favorable scenario for consistent rental income. Family rental Given the high listing price compared to its substantially lower fair value of €217,355, this property does not align with the objectives of a family rental strategy. Additionally, the relatively low yield of 2.5% and lower condition score create concerns regarding its desirability for long-term family occupants, making it a poor choice for this segment. Buy-and-hold This property’s listing price of €695,000 is 68.7% above its fair value of €217,355, making it a less attractive option for a buy-and-hold investment strategy. With a gross yield of only 2.5% and a declining condition rating of 49/100, the potential for capital appreciation is limited in the current market scenario.
Economic Vulnerability The economic stability score of 60/100 indicates potential vulnerability to economic downturns, which may affect tenant retention and rental income stability.
