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.
1-bedroom, 1-bathroom apartment of 67 m², built in 2026. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment boasts a well-placed balcony for enhanced outdoor access and two front orientations, maximizing sunlight penetration and energy efficiency throughout the day.
The valuation. The asking price of €220,000 sits above the fair value of €200,402 by €19,598, indicating a valuation that is 8.9% overpriced. Buy-to-flip angle. A buy-to-flip strategy may struggle due to the overpriced listing, potentially requiring significant investment to achieve resale profitability in a mixed neighbourhood. Buy-to-let angle. With a gross yield of 0%, this property may not generate substantial rental income, suggesting that a buy-to-let strategy would be inefficient given current market conditions.
Fair value modelled at €200,402 from the area baseline, adjusted for condition and location. Asking €220,000 sits €19,598 (8.9%) above — overpriced versus fair value.
Asking €220,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €221,770 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 80 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €221,770 + condition -€3,141 + location +€17,148 = modelled fair value of €200,402 (€2,991/m²), a €19,598 (8.9%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · be9404 | Subject | €220,000 | €3,284 | — | 75 | 73 |
| São Mamede de Infesta e Senhora da Hora · 0dce92 | Active | €213,900 | €3,753 | 14.3% | 72 | 71 |
| rua José Santos Ramos | Active | €260,000 | €2,342 | 28.7% | — | 70 |
| Custóias, Leça do Balio e Guifões · 023aa7 | Active | €235,000 | €3,790 | 15.4% | 70 | 72 |
| avenida Conde | Active | €295,000 | €3,278 | 0.2% | 65 | 70 |
| Median comp | €247,500 | €3,516 | 7.1% | 70 | 71 |
Long-term rental The 1-bed apartment in Custóias is priced at €220,000, exceeding the fair value of €200,402 by 8.9%, indicating it is overpriced. With a gross yield of 0% and a 73/100 neighborhood rating, this property lacks the financial attractiveness typically sought in long-term rental investments. Buy-and-hold Given its price of €220,000 against a fair value of €200,402, the apartment is overpriced by 8.9%, suggesting limited upside potential for a buy-and-hold strategy. The condition rating of 72/100 does not significantly enhance the investment appeal in a suburban area of Porto with a low yield. Family rental While the rating of the neighborhood at 73/100 indicates a decent living environment, the apartment's listing price has an 8.9% gap above its fair value of €200,402, marking it as overpriced. This diminishes its viability as a family rental, especially given the stagnant gross yield of 0% and larger economic considerations in the area.
Economic Volatility Risk With an economic stability score of 70/100, there is potential for fluctuations in the local economy that could impact rental income and property value.
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