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.
3-bedroom, 3-bathroom apartment of 158 m², built in 1982, energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment boasts a spacious 60 m² living room with a fireplace and heat recovery system, and a rare 36 m² private terrace ideal for outdoor entertainment.
The valuation. The asking price of €409,000 is €21,745 (5.6%) above the fair value of €387,255, making this property fairly priced. This sets a solid foundation for potential buyers seeking a worthwhile investment.
Fair value modelled at €387,255 from 5 comparable sales in the area. Asking €409,000 sits €21,745 (5.6%) above — overpriced versus fair value.
Asking €409,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €331,277 (€2,097/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €331,277, adjusted for condition and micro-location, gives a modelled fair value of €387,255 (€2,451/m²), a €21,745 (5.6%) gap versus the €409,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 6a94b5 | Subject | €409,000 | €2,589 | — | 73 | 67 |
| avenida Calouste Gulbenkian | Active | €355,000 | €2,113 | 18.4% | 70 | 66 |
| rua do Amial | Active | €375,000 | €2,451 | 5.3% | 72 | 75 |
| rua Daniel Filipe, 64 | Active | €364,000 | €3,221 | 24.4% | 75 | 74 |
| rua São Dinis | Active | €400,000 | €3,200 | 23.6% | 74 | 70 |
| Median comp | €369,500 | €2,826 | 9.2% | 73 | 72 |
Long-term rental The property in Custóias presents a fair investment opportunity for long-term rental due to its close proximity to Porto, enhancing tenant demand. With a gross yield of 3.8%, it aligns with expected returns for similar properties in suburban settings. Family rental Given the spacious 158m² layout and suburban environment, this apartment is well-suited for family rental, appealing to those seeking larger homes near urban amenities. The neighborhood's decent rating of 67/100 indicates a supportive community for families, although the property remains at a fair market price. Buy-and-hold Investors may consider this apartment as a buy-and-hold strategy, benefitting from stable demand in the housing market given its location and fair valuation. While the gross yield is modest at 3.8%, it offers potential for appreciation and steady rental income over time.
Economic volatility risk The economic stability score of 70/100 suggests that the local economy may face fluctuations, potentially impacting rental demand and tenant turnover rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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