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.
3-bedroom, 2-bathroom apartment of 80 m². Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment's outdoor balcony provides an excellent space for relaxation and entertaining, complemented by unobstructed views that enhance its appeal in a prime location.
The valuation. The asking price of €345,000 sits €101,025 or 29.3% above the fair value of €243,975, indicating the property is overpriced.
Fair value modelled at €243,975 from the area baseline, adjusted for condition and location. Asking €345,000 sits €101,025 (29.3%) above — overpriced versus fair value.
Asking €345,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €257,440 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €257,440 + condition +€4,500 + location +€16,915 = modelled fair value of €243,975 (€3,050/m²), a €101,025 (29.3%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 65a67b | Subject | €345,000 | €4,313 | — | 75 | 69 |
| Custóias, Leça do Balio e Guifões · cfe1f5 | Active | €287,500 | €4,291 | 0.5% | 80 | 71 |
| rua de Recarei | Active | €440,000 | €3,385 | 21.5% | 76 | 67 |
| rua de Santana, 434 | Active | €287,500 | €3,305 | 23.4% | 80 | 73 |
| rua da Lagoa | Active | €339,500 | €3,086 | 28.4% | 78 | 71 |
| Median comp | €313,500 | €3,345 | 22.4% | 79 | 71 |
Long-term rental The apartment's gross yield of 3.4% is relatively low given its overpriced listing of €345,000, especially since the fair value is pegged at €243,975, indicating a significant gap of 29.3%. Furthermore, while close to Porto, the suburban location may attract stable tenants but it lacks the overall appeal required for a robust investment. Family rental Although the space can comfortably accommodate a family, the fair value and listing price disparity suggest that this property is overpriced at €345,000, with a fair value of just €243,975. The suburban area may provide a suitable environment for families, but the high entry price limits profitability potential. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears less favorable since the property is overpriced at €345,000 when the fair value sits at €243,975, resulting in a 29.3% gap. The suburban setting and decent condition may offer some potential for appreciation, but the initial overvaluation raises concerns about long-term returns.
Economic Volatility Risk The economic stability score of 70/100 suggests moderate economic risk, while a tenant stability score of 60/100 indicates potential challenges in tenant retention, raising concerns about consistent rental income.
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