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 61 m², energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment boasts a pleasant balcony that enhances the living space and can serve multiple practical purposes, coupled with valuable storage and dedicated parking for convenience.
The valuation. The asking price of €285,000 is significantly above the fair value of €186,435, indicating the property is overpriced by €98,565 (34.6%). This discrepancy suggests a lack of alignment with the current market conditions.
Fair value modelled at €186,435 from the area baseline, adjusted for condition and location. Asking €285,000 sits €98,565 (34.6%) above — overpriced versus fair value.
Asking €285,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €201,910 (€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 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 78 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Custóias, Leça do Balio e Guifões, Matosinhos, Porto
Area baseline €201,910 + condition +€2,478 + location +€14,255 = modelled fair value of €186,435 (€3,056/m²), a €98,565 (34.6%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · da4609 | Subject | €285,000 | €4,672 | — | 75 | 71 |
| rua dos Vanzeleres, 400 | Active | €420,000 | €6,087 | 30.3% | 80 | 75 |
| São Mamede de Infesta e Senhora da Hora · 6c7953 | Active | €269,000 | €4,483 | 4.0% | 80 | 70 |
| travessa Avilhó, 23 | Active | €265,000 | €3,681 | 21.2% | 80 | 67 |
| Custóias, Leça do Balio e Guifões · 001b4f | Active | €265,000 | €4,492 | 3.9% | 73 | 71 |
| Median comp | €267,000 | €4,488 | 4.0% | 80 | 71 |
Long-term rental The 2-bed apartment in Custóias is overpriced, with the current listing of €285,000 significantly exceeding its fair value of €186,435. At a gross yield of 4%, the property does not align with market expectations for long-term rental investments in the region. Family rental Given its proximity to Porto and suburban attributes, the property may appeal to families, but its 34.6% gap from fair value indicates it is overpriced. This scenario limits the potential for family-oriented tenants seeking competitive rental rates in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise, with a listing price that is 34.6% higher than the fair value. The current conditions and yield suggest that the property will struggle to provide adequate returns over the long term.
Economic Vulnerability The property faces a risk of economic instability due to a moderate score of 70 in economic stability, indicating potential fluctuations in the local economy that could affect tenant retention and rental income.
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