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.
4-bedroom, 2-bathroom house of 120 m², built in 1986, energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This property features a functional garage and an attic for additional storage, along with a charming terrace and yard that enhance outdoor living and entertainment options.
The valuation. The asking price of €395,000 is significantly above the fair value of €320,714, representing an overpricing of €74,286 (23.2%). This valuation indicates a lack of alignment with market expectations.
Fair value modelled at €320,714 from 6 comparable sales in the area. Asking €395,000 sits €74,286 (23.2%) above — overpriced versus fair value.
Asking €395,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €406,559 (€3,388/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 is below the parish average, reducing 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 €406,559, adjusted for condition and micro-location, gives a modelled fair value of €320,714 (€2,673/m²), a €74,286 (23.2%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 89e763 | Subject | €395,000 | €3,292 | — | 60 | 68 |
| rua Senhora do Porto, 628 | Active | €530,000 | €2,865 | 13.0% | 54 | 71 |
| Paranhos · 652fa9 | Active | €1,200,000 | €2,667 | 19.0% | — | 77 |
| São Mamede de Infesta e Senhora da Hora · 0017ab | Active | €350,000 | €1,872 | 43.1% | 60 | 71 |
| rua Ponte da Pedra, 673 | Active | €300,000 | €2,679 | 18.6% | — | 83 |
| Median comp | €440,000 | €2,673 | 18.8% | 57 | 74 |
Long-term rental The property’s current listing price of €395,000 exceeds the fair value of €320,714, reflecting a 23.2% overpricing, which could impact long-term profitability. With a gross yield of only 3.1%, the investment lacks the attractive returns typically sought in the long-term rental market. Family rental While the property is situated in a suburban area with mixed amenities, its €395,000 asking price is significantly above the fair value of €320,714, indicating it is overpriced. Additionally, the moderate safety and average condition score of 57/100 suggest that families may be deterred from renting at this elevated price point. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advisable, as the €395,000 price tag is well above the fair value of €320,714, portraying the asset as overpriced. The current yield of 3.1% coupled with the property’s condition and neighborhood ratings do not support long-term appreciation prospects in a competitive market.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and costs related to re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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