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 78 m² on the 4th floor, built in 1997, energy rating E. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a private balcony off the bedroom, enhancing outdoor living space and natural light.
The valuation. The asking price of €265,000 sits €16,288 (5.8%) below the fair value of €281,288, indicating a market price that is appropriately aligned with the property’s assessed worth. Thus, it is priced fairly. Buy-to-flip angle. This apartment could be outfitted with minor cosmetic updates to capitalize on modern tastes, aiming for a resale price that surpasses similar units in the area due to its quality finishes. Quick renovations could yield substantial returns by leveraging the current market dynamics. Buy-to-let angle. With a gross yield of 3%, this property offers estimated rental income of €662 per month, making it an appealing option for long-term family rentals. The location and quality materials further enhance its attractiveness to potential tenants.
Fair value modelled at €281,288 from 6 comparable sales in the area. Asking €265,000 sits €16,288 (5.8%) below — the upside to fair value.
Asking €265,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €268,069 (€3,437/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €268,069, adjusted for condition and micro-location, gives a modelled fair value of €281,288 (€3,606/m²), a €16,288 (5.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 468234 | Subject | €265,000 | €3,397 | — | 72 | 74 |
| rua Companhia dos Caolinos, 548 | Active | €365,000 | €3,650 | 7.4% | 80 | 71 |
| São Mamede de Infesta e Senhora da Hora · 96c0c7 | Active | €300,000 | €2,830 | 16.7% | 65 | 76 |
| São Mamede de Infesta e Senhora da Hora · 023c05 | Active | €243,000 | €3,522 | 3.7% | 72 | 70 |
| São Mamede de Infesta e Senhora da Hora · 25f57e | Active | €299,000 | €4,271 | 25.7% | 72 | 65 |
| Median comp | €299,500 | €3,586 | 5.6% | 72 | 71 |
Long-term rental The property appears fairly priced at €265,000, only 5.8% below its fair value of €281,288, making it a competitive option for long-term renters. With a gross yield of 3%, this investment offers stable returns, albeit without the potential for high rental income growth. Buy-and-hold Investing in this apartment for the long term aligns well with its fair valuation, providing a solid foundation for appreciating property value in a stable neighborhood. With a condition score of 76/100, the property requires minimal immediate investment, supporting a buy-and-hold strategy focused on gradual capital appreciation. Family rental As a family rental, this 2-bed apartment is a suitable choice given its fair pricing relative to the market, ensuring affordability for potential tenants. The neighborhood's decent rating of 74/100 indicates a safe and appealing environment for families, supporting steady long-term occupancy rates.
Economic downturn risk The relatively high economic stability score of 80/100 suggests a strong economy, but the lower tenant stability score of 70/100 indicates a potential risk of increased turnover or vacancies, which could negatively impact rental income.
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