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, 2-bathroom apartment of 130 m² on the 4th floor, energy rating C. Located on rua de Recarei S / N, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This property includes a well-ventilated enclosed balcony, enhancing the living space with additional natural light and outdoor enjoyment.
The valuation. The asking price of €390,000 sits €46,667 (10.7%) below the fair value of €436,667, indicating that this property is underpriced. This discrepancy presents a strong opportunity for potential investors.
Fair value modelled at €436,667 from 6 comparable sales in the area. Asking €390,000 sits €46,667 (10.7%) below — the upside to fair value.
Asking €390,000 versus the rua de Recarei S / N area baseline of €422,222 (€3,248/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €422,222, adjusted for condition and micro-location, gives a modelled fair value of €436,667 (€3,359/m²), a €46,667 (10.7%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Recarei S / N | Subject | €390,000 | €3,000 | — | 70 | 71 |
| rua de Recarei | Active | €440,000 | €3,385 | 12.8% | 76 | 67 |
| Custóias, Leça do Balio e Guifões · 65a67b | Active | €345,000 | €4,313 | 43.8% | 75 | 69 |
| rua de Recarei | Active | €418,000 | €3,215 | 7.2% | 74 | 62 |
| praceta da Concórdia, 11 | Active | €310,000 | €3,333 | 11.1% | 70 | 71 |
| Median comp | €381,500 | €3,359 | 12.0% | 75 | 68 |
Long-term rental Investing in this 3-bed apartment in Custóias offers a reasonable 3.5% gross yield in a period of slight undervaluation compared to fair market value. The proximity to Porto's amenities and job market enhances its appeal to long-term tenants, suggesting stable rental income potential. Family rental The property is well-suited for families looking for access to suburban living while still being connected to Porto’s urban facilities. With a fair value that exceeds the listing price by 10.7%, it stands out as an attractive option for family rental, appealing to those seeking quality housing at a competitive rate. Buy-and-hold As a buy-and-hold investment, this apartment benefits from a solid location in a suburban area with easy access to Porto, bolstering its long-term appreciation potential. The slight undervaluation of 10.7% against fair value makes it a compelling option for investors looking to capitalize on future market growth.
Tenant turnover risk With both economic and tenant stability scores at 75/100, there is a potential for tenant turnover that could affect cash flow stability in the event of sudden economic changes.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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