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 house of 66 m², energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes an independent access to the back terrace, enhancing outdoor enjoyment while maintaining privacy from the main living areas.
The valuation. The asking price of €245,000 is significantly above the fair value of €181,109, representing an overpricing of €63,891, or 26.1%. This discrepancy indicates that the property is not a strong investment at this price point.
Fair value modelled at €181,109 from the area baseline, adjusted for condition and location. Asking €245,000 sits €63,891 (26.1%) above — overpriced versus fair value.
Asking €245,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €212,388 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €212,388 + condition -€6,909 + location +€4,407 = modelled fair value of €181,109 (€2,744/m²), a €63,891 (26.1%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 6d52ce | Subject | €245,000 | €3,712 | — | 70 | 56 |
| Ramalde · ba3dea | Active | €220,000 | €3,607 | 2.8% | 79 | 76 |
| Custóias, Leça do Balio e Guifões · 96c468 | Active | €180,000 | €3,600 | 3.0% | 60 | 74 |
| avenida do Doutor Antunes Guimarães | Active | €795,000 | €4,229 | 13.9% | — | 75 |
| rua Diu | Active | €260,000 | €5,200 | 40.1% | — | 73 |
| Median comp | €240,000 | €3,918 | 5.5% | 70 | 75 |
Long-term rental The property in Custóias, Leça do Balio e Guifões is priced 26.1% above its fair value of €181,109, which makes it a less attractive option for long-term rental investments. With a gross yield of only 4.4%, the potential returns do not justify the elevated asking price. Buy-and-hold Given that this property's valuation significantly exceeds its fair value, holding onto it for the long term may not present a sound investment strategy. The house's condition rating of 68/100 and a neighbourhood score of 56/100 further indicate that potential appreciation might not be sufficient to offset the overpriced entry point.
Economic and Tenant Instability: With both economic and tenant stability scores at 60/100, there is a significant risk of potential rent fluctuations and vacancy rates affecting overall return on investment.
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