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, 1-bathroom apartment of 72 m², energy rating D. Located on travessa Avilhó, 23, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features excellent south-facing solar exposure, maximizing natural light throughout the day, and includes a garage space for added convenience.
The valuation. The asking price of €265,000 is significantly higher than the fair value of €218,425, indicating that the property is overpriced by €46,575 (17.6%). Buyers should exercise caution in this scenario.
Fair value modelled at €218,425 from the area baseline, adjusted for condition and location. Asking €265,000 sits €46,575 (17.6%) above — overpriced versus fair value.
Asking €265,000 versus the travessa Avilhó, 23 area baseline of €238,320 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 65 · Amenities 71 · Economic 68 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
travessa Avilhó, 23
Area baseline €238,320 + condition +€4,500 + location +€13,621 = modelled fair value of €218,425 (€3,034/m²), a €46,575 (17.6%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa Avilhó, 23 | Subject | €265,000 | €3,681 | — | 80 | 67 |
| rua Jorge Peixinho S / N | Active | €285,000 | €3,563 | 3.2% | 75 | 71 |
| rua da Constituição | Active | €355,000 | €5,000 | 35.8% | 74 | 76 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · bf2875 | Active | €280,000 | €4,912 | 33.5% | 76 | 80 |
| São Mamede de Infesta e Senhora da Hora · 49b667 | Active | €299,000 | €3,437 | 6.6% | 75 | 71 |
| Median comp | €292,000 | €4,238 | 15.1% | 75 | 74 |
Long-term rental The current listing price of €265,000 exceeds the fair value by 17.6%, indicating that the property is overpriced. With a gross yield of 4.3%, the return on investment may not meet the expectations for long-term rental holders. Family rental Despite the decent condition rating of 79/100, the property’s pricing at €265,000 suggests it is overpriced compared to the fair value of €218,425. Families seeking rental options may find better value elsewhere in the Greater Porto area. Buy-and-hold At €265,000, the property is positioned above its fair value, which could hinder long-term value appreciation for buy-and-hold investors. The suboptimal gross yield of 4.3% reflects the modest income potential relative to the current market price. Not ideal for short-term vacation rental Given the property’s pricing and the overall market conditions, it is overpriced for the short-term vacation rental strategy. This price point fails to support the margins typically needed for profitable vacation rentals. Not ideal for luxury market As the property is overpriced at €265,000, it does not align with the quality and amenities typically sought in the luxury market segment. Investors may be better served exploring properties that offer true value and market potential in the luxury category.
Tenant turnover risk The relatively low tenant stability score of 65/100 suggests potential challenges in retaining tenants, which could lead to increased turnover costs and impacts on cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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