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 80 m². Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This top-floor apartment boasts two balconies offering unobstructed views, combined with modern air conditioning for ultimate comfort during hot summer months.
The valuation. The asking price of €325,000 is significantly above the fair value of €241,898, representing an overpricing of €83,102 (25.6%). This valuation indicates that potential buyers should proceed with caution.
Fair value modelled at €241,898 from the area baseline, adjusted for condition and location. Asking €325,000 sits €83,102 (25.6%) above — overpriced versus fair value.
Asking €325,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €222,560 (€2,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 64/100 (Housing Market 65 · Amenities 60 · Economic 60 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €222,560 + condition +€6,875 + location +€12,463 = modelled fair value of €241,898 (€3,024/m²), a €83,102 (25.6%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · dee432 | Subject | €325,000 | €4,063 | — | 78 | 64 |
| São Mamede de Infesta e Senhora da Hora · 96c58f | Active | €414,000 | €3,632 | 10.6% | 80 | 70 |
| rua Diu | Active | €288,000 | €3,740 | 7.9% | 75 | 73 |
| Custóias, Leça do Balio e Guifões · 4b96c4 | Active | €360,000 | €2,927 | 28.0% | 73 | 77 |
| São Mamede de Infesta e Senhora da Hora · 90da9d | Active | €360,000 | €3,600 | 11.4% | 80 | 61 |
| Median comp | €360,000 | €3,616 | 11.0% | 78 | 72 |
Long-term rental While the potential gross yield of 3.5% may seem attractive, the property is overpriced at €325,000, diverging significantly from the calculated fair value of €241,898. This overvaluation poses a risk to long-term profitability, as rental demand in the suburban neighborhood still heavily relies on Porto for comprehensive amenities. Buy-and-hold The buy-and-hold strategy is currently undermined by the €325,000 asking price, which is 25.6% above the fair value of €241,898. Given the moderate neighborhood quality score of 64/100, the likelihood of property appreciation in this case is diminished due to its overpriced status. Family rental Although the apartment is suitable for family rental, the current listing price of €325,000 is above the fair value estimate of €241,898, leading to potential cash flow issues. The underlying neighborhood dynamics further complicate this strategy, as the reliance on Porto for amenities can deter family tenants looking for convenience and value.
Economic Vulnerability The economic stability score of 60/100 indicates a potential risk from macroeconomic fluctuations that could affect rental income. Obtenha um score de 60/100 indica um risco potencial devido a flutuações macroeconômicas que podem afetar a renda de aluguer.
