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 101 m² on the 1st floor, built in 1982, energy rating C. Located on rua Pontelhas, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This property includes a private outdoor space of 24.50 m², ideal for gardening or recreation, enhancing its appeal in a densely populated area.
The valuation. The asking price of €300,000 is €36,922 (14.0%) above the estimated fair value of €263,078, indicating that this property is overpriced. This discrepancy suggests a cautious approach for potential investors. Buy-to-flip angle. The buy-to-flip strategy for this apartment may involve renovating to elevate appeal, aiming to secure a higher resale price than the current market. With renovations, a target resale price could exceed €320,000. Buy-to-let angle. A buy-to-let strategy offers a gross rental yield of 3.4%, with an estimated monthly rental income of €850. This stable suburban environment, near Porto, enhances its attractiveness to potential tenants.
Fair value modelled at €263,078 from 6 comparable sales in the area. Asking €300,000 sits €36,922 (14.0%) above — overpriced versus fair value.
Asking €300,000 versus the rua Pontelhas area baseline of €292,344 (€2,894/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €292,344, adjusted for condition and micro-location, gives a modelled fair value of €263,078 (€2,605/m²), a €36,922 (14.0%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pontelhas | Subject | €300,000 | €2,970 | — | 78 | 78 |
| Cidade da Maia · 43916b | Active | €305,000 | €2,542 | 14.4% | 70 | 73 |
| rua Santa Teresa, 63 | Active | €229,900 | €2,583 | 13.0% | 76 | 71 |
| Custóias, Leça do Balio e Guifões · 4a7e00 | Active | €333,000 | €2,707 | 8.9% | 72 | 76 |
| Perafita, Lavra e Santa Cruz do Bispo · 937420 | Active | €249,500 | €2,626 | 11.6% | 74 | 69 |
| Median comp | €277,250 | €2,605 | 12.3% | 73 | 72 |
Long-term rental This 2-bed apartment in Custóias is priced at €300,000, which is 14.0% above its fair value of €263,078, signaling an overpriced investment. With a gross yield of 3.4% and a solid neighborhood rating of 78/100, the return may not justify the elevated entry price for long-term tenants. Student housing The apartment's price exceeds its fair value by 14.0%, making it an overpriced option for student housing despite its proximity to Porto, which could attract renters. With stable suburban surroundings and a reasonable condition score of 80/100, the potential rental income may not offset the investment risk. Buy-and-hold The €300,000 listing for this property indicates it is overpriced by 14.0% compared to its fair value, complicating a buy-and-hold strategy. Although the area offers economic benefits and a decent 3.4% yield, the high acquisition cost diminishes the long-term appreciation potential.
Economic downturn risk With an economic stability score of 80/100, there is still a notable risk that fluctuations in the economy could impact tenant stability, currently rated at 70/100, leading to potential vacancies or decreased rent prices.
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