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 84 m², built in 2001, energy rating D. Located on avenida Xanana Gusmão, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment's spacious living area opens to a delightful balcony, perfect for outdoor entertaining, while its modern kitchen is fitted with high-quality appliances designed for efficiency.
The valuation. The asking price of €320,000 is significantly above fair value, which is estimated at €268,683, resulting in an overpriced status by €51,317 (19.1%). This discrepancy indicates that the property is not a viable investment at this listing price.
Fair value modelled at €268,683 from 6 comparable sales in the area. Asking €320,000 sits €51,317 (19.1%) above — overpriced versus fair value.
Asking €320,000 versus the avenida Xanana Gusmão area baseline of €256,708 (€3,056/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is above the parish average, lifting 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 €256,708, adjusted for condition and micro-location, gives a modelled fair value of €268,683 (€3,199/m²), a €51,317 (19.1%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Xanana Gusmão | Subject | €320,000 | €3,810 | — | 72 | 79 |
| Ramalde · 23f2c0 | Active | €380,000 | €2,901 | 23.9% | 75 | 74 |
| rua de Recarei | Active | €418,000 | €3,215 | 15.6% | 74 | 62 |
| rua da Estação Velha S / N | Active | €372,000 | €2,840 | 25.5% | 72 | 73 |
| Paranhos · 49b93c | Active | €299,000 | €3,934 | 3.3% | 72 | 79 |
| Median comp | €376,000 | €3,058 | 19.7% | 73 | 74 |
Long-term rental The 3-bed apartment in Custóias is currently listed at €320,000, which is 19.1% above its fair value of €268,683, indicating that the investment is overpriced. Despite a gross yield of 4.9%, the substantial gap suggests that returns may not justify the initial cost, making this strategy less appealing. Family rental The property, priced at €320,000, exceeds its fair value by 19.1%, signaling an overpriced opportunity in a market skewed against potential profitability. While the neighborhood scores 79/100, the high price undermines the viability of this strategy for families seeking affordable housing. Buy-and-hold Listed at €320,000, the apartment's price is significantly above its fair value of €268,683, categorizing it as overpriced in the buy-and-hold strategy. Although the location near Porto offers strong economic signals, the inflated acquisition cost could result in disappointing long-term capital appreciation and yield.
Tenant turnover risk High tenant turnover may occur since both the economic stability and tenant stability scores are 75/100, indicating a moderate likelihood of instability that could affect occupancy rates and rental income.
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