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, 2-bathroom apartment of 106 m² on the 1st floor, built in 2002, energy rating D. Located on avenida Xanana Gusmão, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes an independent laundry area and a balcony off the living room that enhances its natural light and outdoor space. Key Amenities: Central heating and two elevators in the building.
The valuation. The asking price of €379,500 reflects a significant premium, as it exceeds the fair value of €309,840 by €69,660 (22.5%). This property is overpriced and represents a riskier investment based on market metrics.
Fair value modelled at €309,840 from 6 comparable sales in the area. Asking €379,500 sits €69,660 (22.5%) above — overpriced versus fair value.
Asking €379,500 versus the avenida Xanana Gusmão area baseline of €279,563 (€2,637/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 €279,563, adjusted for condition and micro-location, gives a modelled fair value of €309,840 (€2,923/m²), a €69,660 (22.5%) gap versus the €379,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Xanana Gusmão | Subject | €379,500 | €3,580 | — | 76 | 74 |
| rua Monserrate, 63 | Active | €364,900 | €2,919 | 18.5% | 76 | 64 |
| Ramalde · 23f2c0 | Active | €380,000 | €2,901 | 19.0% | 75 | 74 |
| Custóias, Leça do Balio e Guifões · 4b96c4 | Active | €360,000 | €2,927 | 18.2% | 73 | 77 |
| rua Diu | Active | €288,000 | €3,740 | 4.5% | 75 | 73 |
| Median comp | €362,450 | €2,923 | 18.4% | 75 | 74 |
Long-term rental This property, priced at €379,500, is significantly above its fair value of €309,840, indicating a 22.5% discrepancy that suggests it is overpriced. With a gross yield of 3%, the investment does not align with the potential returns typically sought in a long-term rental market. Family rental While the property is situated in a neighborhood with adequate safety and school access, its current pricing makes it difficult to attract families looking for value in their rental options. The overall condition rating of 75/100 may appeal to some, but the property’s 22.5% gap from fair value ultimately positions it as overpriced for family rental purposes. Buy-and-hold Investing in this property as a buy-and-hold strategy may not be appropriate given the 22.5% premium over fair value, suggesting that the market price of €379,500 is overpriced. The combination of a moderate yield of 3% and suboptimal conditions makes this property less attractive for long-term capital appreciation. Not ideal for short-term rental Due to the significant price overvaluation and limited yield, this property does not make sense for the short-term rental strategy, where higher returns are typically sought. The property’s current pricing structure hampers competitiveness in the short-term rental market. Not ideal for luxury market This 2-bed apartment’s pricing does not align with luxury market expectations, making it overpriced compared to similar premium listings in the area. The overall condition and neighborhood rating suggest it does not meet the criteria for luxury buyers looking for exclusivity and higher-value properties. Not ideal for student housing With its overpriced position and inadequate yield, this apartment may struggle to attract students who usually seek more affordable living options in close proximity to academic institutions. Consequently, the investment’s returns may be diluted in the student housing market.
Tenant turnover risk With a tenant stability score of 70/100, there is a 30% likelihood of experiencing tenant turnover, which could impact cash flow and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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