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.
4-bedroom, 2-bathroom apartment of 102 m² on the 2nd floor, built in 1992, energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment features a generous balcony that enhances outdoor living and a functional layout ideal for both family and potential home office use.
The valuation. The asking price of €290,000 is positioned at €44,888 (13.4%) below the fair value of €334,888, indicating the property is subvalued in the current market. This presents a strong opportunity for investors looking to acquire below market value.
Fair value modelled at €334,888 from 6 comparable sales in the area. Asking €290,000 sits €44,888 (13.4%) below — the upside to fair value.
Asking €290,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €347,240 (€3,404/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €347,240, adjusted for condition and micro-location, gives a modelled fair value of €334,888 (€3,283/m²), a €44,888 (13.4%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 468240 | Subject | €290,000 | €2,843 | — | 67 | 74 |
| rua de São Gens | Active | €350,000 | €3,182 | 11.9% | 75 | 63 |
| rua Gago Coutinho, 195 | Active | €274,990 | €2,311 | 18.7% | 70 | 64 |
| São Mamede de Infesta e Senhora da Hora · 28baa1 | Active | €389,000 | €3,777 | 32.8% | 70 | 74 |
| Paranhos · 6ebc0c | Active | €432,000 | €2,634 | 7.4% | 55 | 72 |
| Median comp | €369,500 | €2,908 | 2.3% | 70 | 68 |
Long-term rental The long-term rental market in Custóias presents a healthy opportunity, particularly given the 13.4% gap between the listing price of €290,000 and the fair value of €334,888. The property's condition rating of 71/100 and neighborhood score of 74/100 support stable occupancy with reliable tenant quality. Family rental With its four bedrooms and spacious layout, this apartment is ideally suited for families seeking housing in a suburban setting close to Porto. The combination of an attractive fair value and a neighborhood that scores well on safety makes it a compelling choice for family rentals. Buy-and-hold Investing in this property for a buy-and-hold strategy aligns well given its fair valuation relative to current pricing, suggesting potential for future appreciation. The area's decent amenities and tenant quality further reinforce the long-term investment viability of this apartment.
Tenant turnover risk A tenant stability score of 70/100 indicates potential issues with tenant retention, which could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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