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, 2-bathroom apartment of 113 m², built in 2001. Located on rua Amorim Girão, 117, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Location: This apartment is strategically situated just minutes from the Fonte do Cuco metro station, facilitating quick access to downtown Porto and the airport. Community Amenities: The building features a garden undergoing reconstruction, enhancing outdoor leisure possibilities for residents.
The valuation. The asking price of €410,000 sits €66,359 (16.2%) above the fair value of €343,641, reflecting an overpriced property in the current market. This discrepancy suggests a need for negotiation to achieve a better investment threshold.
Fair value modelled at €343,641 from the area baseline, adjusted for condition and location. Asking €410,000 sits €66,359 (16.2%) above — overpriced versus fair value.
Asking €410,000 versus the rua Amorim Girão, 117 area baseline of €374,030 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 72 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Amorim Girão, 117
Area baseline €374,030 + condition +€353 + location +€28,922 = modelled fair value of €343,641 (€3,041/m²), a €66,359 (16.2%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amorim Girão, 117 | Subject | €410,000 | €3,628 | — | 72 | 73 |
| rua de Recarei | Active | €418,000 | €3,215 | 11.4% | 74 | 62 |
| Paranhos · 49b93c | Active | €299,000 | €3,934 | 8.4% | 72 | 79 |
| Ramalde · ba599e | Active | €415,000 | €2,785 | 23.2% | 75 | 72 |
| rua de Recarei | Active | €440,000 | €3,385 | 6.7% | 76 | 67 |
| Median comp | €416,500 | €3,300 | 9.0% | 75 | 70 |
Long-term rental The 3-bed apartment in Custóias, listed at €410,000, is overpriced compared to the fair value of €343,641, which corresponds to a significant gap of 16.2%. With a gross yield of only 3.5%, the investment does not align well with the expectations for long-term rental returns. Family rental Although the property could cater to families, its listing price exceeds the estimated fair value by 16.2%, signaling an overpriced market situation. The yield of 3.5% further complicates its attractiveness as a family rental option in the current suburban location. Buy-and-hold Holding this property as a long-term asset is questionable due to its overvaluation at €410,000, especially given that its fair value stands at €343,641. The mediocre gross yield of 3.5% makes it less appealing for a buy-and-hold strategy in this suburban context of Matosinhos.
Economic Sensitivity With an economic stability score of 70/100, there is a moderate risk of fluctuating market conditions affecting rental income and property value over time.
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