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 74 m² on the 1st floor, built in 2026. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment's two-front design maximizes daylight, complemented by a modern aesthetic that marries stone with clean white walls, offering a unique contemporary living experience.
The valuation. The asking price of €230,000 for this apartment sits slightly above its fair value of €228,623, marking it as overpriced by €1,377 (0.6%). This may deter potential buyers looking for value. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the apartment's appealing condition and location, aiming for a quick resale at a premium. However, current market dynamics may pose challenges for quickly recouping investment costs. Buy-to-let angle. The property presents a buy-to-let opportunity, particularly for families seeking suburban living close to Porto's amenities. However, the estimated gross yield of 0% suggests it may not generate immediate rental income.
Fair value modelled at €228,623 from the area baseline, adjusted for condition and location. Asking €230,000 sits €1,377 (0.6%) above — overpriced versus fair value.
Asking €230,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €244,940 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · 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 €244,940 + condition +€3,816 + location +€18,940 = modelled fair value of €228,623 (€3,090/m²), a €1,377 (0.6%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · be9442 | Subject | €230,000 | €3,108 | — | 75 | 73 |
| São Mamede de Infesta e Senhora da Hora · 0dce92 | Active | €213,900 | €3,753 | 20.7% | 72 | 71 |
| São Mamede de Infesta e Senhora da Hora · 90da9d | Active | €360,000 | €3,600 | 15.8% | 80 | 61 |
| rua Amorim Girão | Active | €265,000 | €2,944 | 5.3% | 80 | 76 |
| Custóias, Leça do Balio e Guifões · dee432 | Active | €325,000 | €4,063 | 30.7% | 78 | 64 |
| Median comp | €295,000 | €3,677 | 18.3% | 79 | 68 |
Long-term rental This 1-bed apartment in Custóias is priced at €230,000, which is approximately 0.6% above the fair value of €228,623, indicating that it is overpriced for long-term rental purposes. With a gross yield of 0%, this investment lacks potential for rental income, making it an unattractive option for long-term rental investors. Buy-and-hold At a listing price of €230,000 versus a fair value of €228,623, this property is considered overpriced, limiting the potential returns for a buy-and-hold strategy. The apartment's condition score of 78/100 suggests some maintenance may be necessary, further detracting from the overall investment appeal. Family rental With a fair value at €228,623 and a listing price of €230,000, this property is overpriced for a family rental strategy, which typically requires a balance between price and rental yield. The decent neighborhood score of 73/100 indicates suitability for families, but the lack of gross yield diminishes its attractiveness for this segment of renters.
Economic Vulnerability The economic stability score of 70/100 indicates a moderate risk of economic downturns affecting tenant retention and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
