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, 2-bathroom apartment of 67 m². Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features an independent laundry space and a closed garage, enhancing convenience for everyday living.
The valuation. The asking price of €287,500 is significantly above the fair value of €209,693, representing an excessive premium of €77,807 or 27.1%. This valuation indicates that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy would require identifying specific renovations to boost market appeal and justify a higher resale price, capitalizing on the upscale finishes. This strategy hinges on achieving a quick sale to minimize holding costs. Buy-to-let angle. With an estimated gross yield of 3.7% at approximately €886 per month, the rental income strategy focuses on long-term family rentals, leveraging the property's quality and proximity to Porto for tenant attraction.
Fair value modelled at €209,693 from the area baseline, adjusted for condition and location. Asking €287,500 sits €77,807 (27.1%) above — overpriced versus fair value.
Asking €287,500 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €186,394 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €186,394 + condition +€7,642 + location +€15,657 = modelled fair value of €209,693 (€3,130/m²), a €77,807 (27.1%) gap versus the €287,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · cfe1f5 | Subject | €287,500 | €4,291 | — | 80 | 71 |
| rua de Santana, 434 | Active | €287,500 | €3,305 | 23.0% | 80 | 73 |
| rua da Lagoa | Active | €339,500 | €3,086 | 28.1% | 78 | 71 |
| Custóias, Leça do Balio e Guifões · 65a67b | Active | €345,000 | €4,313 | 0.5% | 75 | 69 |
| São Mamede de Infesta e Senhora da Hora · 96c58f | Active | €414,000 | €3,632 | 15.4% | 80 | 70 |
| Median comp | €342,250 | €3,469 | 19.2% | 79 | 71 |
Long-term rental The property is priced at €287,500, which is 27.1% above the fair value of €209,693, indicating that it is overpriced. With a gross yield of 3.7% and an average neighborhood score of 71/100, long-term rental prospects may not provide sufficient returns relative to the initial investment. Family rental At €287,500, the property exceeds its fair value by 27.1%, categorizing it as overpriced. While the condition is rated at 82/100, indicating a decent quality, the current asking price does not align with the expected rental yields for a family-oriented rental strategy. Buy-and-hold Given the property’s listing price of €287,500, which is 27.1% above the fair value, it is deemed overpriced for a buy-and-hold investment strategy. The property’s location offers proximity to Porto, but the yield of 3.7% suggests limited upside potential for long-term appreciation in this price range.
Economic Vulnerability The economic stability score of 75/100 suggests a moderate risk, indicating potential fluctuations in market conditions that could impact rental income and property value.
