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 118 m², built in 2010, energy rating B. Located on rua António Patrício, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This top-floor apartment features a generous balcony with unobstructed views, enhancing the natural light and providing a perfect setting for relaxation and social gatherings.
The valuation. The asking price of €369,000 is slightly below the fair value of €372,306, making the property underpriced by €3,306 (0.9%). This favorable positioning suggests a solid opportunity for prospective buyers. Buy-to-flip angle. The strategy for resale involves capitalizing on the property's high-quality finishes and attractive neighborhood, positioning it for a quick turnaround at a higher price point post-renovation. Expected demand due to urban influences in the area supports this approach. Buy-to-let angle. With an estimated gross yield of 3.3% from a potential rental income of approximately €1,015 per month, this apartment serves as a lucrative option for long-term rental investments. Its appealing condition and location enhance its attractiveness to potential tenants.
Fair value modelled at €372,306 from the area baseline, adjusted for condition and location. Asking €369,000 sits €3,306 (0.9%) below — the upside to fair value.
Asking €369,000 versus the rua António Patrício area baseline of €379,724 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 72 · Tenant Quality 73). Strong amenities and housing-market momentum support a premium to baseline.
rua António Patrício
Area baseline €379,724 + condition +€13,828 + location +€30,201 = modelled fair value of €372,306 (€3,155/m²), a €3,306 (0.9%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Patrício | Subject | €369,000 | €3,127 | — | 80 | 73 |
| parque da Cidade | Active | €700,000 | €4,795 | 53.3% | 75 | 65 |
| rua de Martim Moniz, 500 | Active | €340,000 | €4,857 | 55.3% | 75 | 70 |
| rua da Lagoa S / N | Active | €335,000 | €2,913 | 6.8% | 80 | 72 |
| rua Dom Frei Gonçalo Pais, 65 | Active | €307,500 | €2,821 | 9.8% | 70 | 66 |
| Median comp | €337,500 | €3,854 | 23.2% | 75 | 68 |
Long-term rental The 2-bed apartment in Custóias offers a 3.3% gross yield and is positioned favorably within close proximity to Porto, enhancing its appeal for long-term tenants. Given its condition rating of 83/100, the property is well-suited to generate steady rental income in a reliable housing market. Family rental With a solid neighborhood score of 73/100 and proximity to urban amenities, this property presents an attractive option for family rentals. The combination of space, quality, and location makes it ideal for families looking for a comfortable living environment. Buy-and-hold Investing in this subvalorizada apartment can lead to appreciation over time, particularly given its strong location and favorable proximity to Porto. The property's reliable condition and tenant quality further support a buy-and-hold strategy, ensuring sustainable returns for the investor.
Economic Dependence Risk The economic stability score of 72 suggests a reliance on potentially volatile economic conditions that could impact long-term tenant retention and property performance, especially considering the tenant stability score of 73 indicating moderate retention risks.
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