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, 1-bathroom apartment of 105 m², energy rating D. Located on rua da Nortecoop, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts an efficient spatial layout that distinctly separates social and private areas, along with a serene green space directly in front for relaxation and play. Surroundings:'
The valuation. The asking price of €249,000 is significantly below the fair value of €325,567, presenting a discount of €76,567 (30.7%). This suggests the property is sub-valued and represents a sound investment opportunity. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the property’s attractive features and neighborhood appeal, targeting a resale that surpasses the initial investment of €249,000 to maximize return on the renovative efforts. Buy-to-let angle. With a gross yield of 4.4%, the property’s estimated rental income of €913/month supports a sound buy-to-let strategy, positioning it well for consistent cash flow in a family-oriented suburban area.
Fair value modelled at €325,567 from the area baseline, adjusted for condition and location. Asking €249,000 sits €76,567 (30.7%) below — the upside to fair value.
Asking €249,000 versus the rua da Nortecoop area baseline of €337,890 (€3,218/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Nortecoop
Area baseline €337,890 + condition +€5,414 + location +€28,043 = modelled fair value of €325,567 (€3,101/m²), a €76,567 (30.7%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Nortecoop | Subject | €249,000 | €2,371 | — | 76 | 74 |
| rua Direita do Viso, 560 | Active | €270,000 | €2,523 | 6.4% | 75 | 75 |
| travessa do Viso | Active | €285,000 | €2,767 | 16.7% | 71 | 74 |
| rua Daniel Filipe, 64 | Active | €364,000 | €3,221 | 35.8% | 75 | 74 |
| Custóias, Leça do Balio e Guifões · 0017af | Active | €425,000 | €2,640 | 11.3% | 74 | 68 |
| Median comp | €324,500 | €2,704 | 14.0% | 75 | 74 |
Long-term rental The property in Custóias presents a compelling opportunity for long-term rental, given its 4.4% gross yield and significant gap of 30.7% against the fair value of €325,567. Its location near Porto, combined with the family-oriented environment, makes it an attractive option for stable, long-term tenants. Family rental This 3-bed apartment is particularly well-suited for family rentals, leveraging the safe suburban surroundings and adequate amenities that support family living. The favorable property condition rating of 78/100 indicates that families can expect a quality living space, further supporting potential demand. Buy-and-hold Investing in this property as a buy-and-hold strategy is promising due to its attractive undervaluation of 30.7% against fair market value, alongside the potential for long-term appreciation. The proximity to Porto and the family-oriented neighborhood enhance its prospects for steady value growth over time.
Economic-Tenant Stability Risk With both economic and tenant stability scores at 70/100, there is a moderate risk that fluctuations in the local economy could lead to increased vacancy rates or reduced rental income.
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