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 99 m² on the 1st floor, built in 1995, energy rating C. Located on rua de São Gens S / N, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Unique Feature: This apartment features a spacious 67 m² private terrace perfect for outdoor entertaining, a rare find in urban settings for this type of property.
The valuation. The asking price of €295,000 sits slightly above the fair value of €292,932, marking it as overpriced by €2,068 (0.7%). This indicates a less attractive entry point for investors seeking value. Buy-to-flip angle. Given the moderate condition rating of 79/100 and high-quality finishes, a buy-to-flip strategy could involve minor renovations to enhance appeal, aiming for a resale price that capitalizes on the estimated appreciation of the market. Buy-to-let angle. With a gross yield of 4.1% on an estimated rental income of €1,008 per month, this property can serve as a good buy-to-let investment, particularly appealing to families due to its location and contemporary design.
Fair value modelled at €292,932 from the area baseline, adjusted for condition and location. Asking €295,000 sits €2,068 (0.7%) above — overpriced versus fair value.
Asking €295,000 versus the rua de São Gens S / N area baseline of €327,690 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 70 · Amenities 50 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Gens S / N
Area baseline €327,690 + condition +€6,497 + location +€11,017 = modelled fair value of €292,932 (€2,959/m²), a €2,068 (0.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Gens S / N | Subject | €295,000 | €2,980 | — | 75 | 60 |
| São Mamede de Infesta e Senhora da Hora · 90da9d | Active | €360,000 | €3,600 | 20.8% | 80 | 61 |
| rua de Alfredo Cunha, 179 | Active | €389,000 | €4,420 | 48.3% | 73 | 70 |
| rua António Sérgio, 786 | Active | €298,000 | €2,811 | 5.7% | 76 | 72 |
| avenida Xanana Gusmão | Active | €360,000 | €2,951 | 1.0% | 75 | 68 |
| Median comp | €360,000 | €3,276 | 9.9% | 76 | 69 |
Long-term rental The property in Custóias offers a gross yield of 4.1%, which is relatively competitive, yet it is priced above fair value. Given the neighbourhood rating of 60/100, it suggests that long-term rental demand may not be strong enough to justify the current listing price. Family rental While the size and configuration of this 2-bed apartment may appeal to families, it is currently priced at 0.7% above fair value, diminishing its attractiveness for this strategy. The 79/100 condition rating is a positive aspect, but the overall market environment indicates families may seek more value for their rental investment. Buy-and-hold This property’s fair market valuation suggests it is overpriced, which poses risks for long-term capital appreciation in the buy-and-hold strategy. Given the current market dynamics, potential investors may find more value in properties that are priced closer to fair value, ensuring better return potential over time.
Economic and Tenant Instability The economic and tenant stability scores of 60/100 each suggest a moderate risk of fluctuations in rental income and tenant retention, potentially affecting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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