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, 3-bathroom penthouse of 158 m² on the 5th floor, built in 1982, energy rating D. Located on rua de Recarei, 158, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This penthouse offers a spacious 36 m² terrace ideal for outdoor entertaining and boasts modern laminate flooring throughout, enhancing its contemporary design appeal.
The valuation. The asking price of €395,000 is only €14,000 below the fair value of €409,000, indicating that this property is fairly priced and aligns with market expectations. Buy-to-flip angle. This penthouse can be renovated minimally and resold quickly, leveraging its high-end finishes and strong location to attract buyers looking for modern amenities. Buy-to-let angle. With an estimated rental income of €1,284 per month, achieving a gross yield of 3.9%, the property presents a viable option for long-term rental, appealing to families seeking suburban living near Porto.
Fair value modelled at €409,000 from 5 comparable sales in the area. Asking €395,000 sits €14,000 (3.4%) below — the upside to fair value.
Asking €395,000 versus the rua de Recarei, 158 area baseline of €395,949 (€2,506/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €395,949, adjusted for condition and micro-location, gives a modelled fair value of €409,000 (€2,589/m²), a €14,000 (3.4%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Recarei, 158 | Subject | €395,000 | €2,500 | — | 75 | 71 |
| rua de Recarei, 158 | Active | €409,000 | €2,589 | 3.5% | 73 | 69 |
| Custóias, Leça do Balio e Guifões · 6a94b5 | Active | €409,000 | €2,589 | 3.5% | 73 | 67 |
| Custóias, Leça do Balio e Guifões · 652fbd | Active | €409,000 | €2,589 | 3.5% | 74 | 68 |
| rua Amorim Girão S / N | Active | €269,000 | €2,562 | 2.5% | 72 | 73 |
| Median comp | €409,000 | €2,589 | 3.6% | 73 | 69 |
Long-term rental This property presents a fair investment opportunity for long-term rental, as it offers a gross yield of 3.9% in a suburban setting that is conducive to family living. The slight gap of 3.4% from the fair value of €409,000 indicates that it is priced appropriately for the market. Buy-and-hold Investing in this penthouse for the buy-and-hold strategy stands to benefit from the blend of decent long-term rental potential and the stability offered by the surrounding family-friendly amenities. The property’s fair valuation at €395,000 suggests it will maintain its worth in the enduring housing market of Custóias, which is influenced by its proximity to Porto. Family rental The property is ideally suited for family rental due to its size and suburban location, which provides essential amenities for families. Priced fairly at €395,000, it aligns well with the expectations for tenant quality in this neighborhood, making it an attractive option for family-oriented tenants.
Economic Vulnerability The total score of 70 for economic stability indicates a moderate risk due to potential fluctuations, while a tenant stability score of 65 suggests that there may be challenges retaining tenants, affecting cash flow consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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