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, 1-bathroom apartment of 82 m² on the 2nd floor, energy rating C. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment is located in a vibrant urbanization with two fronts that provide excellent solar exposure, enhancing its energy efficiency and natural lighting throughout the day.
The valuation. The asking price of €255,000 is significantly above the fair value of €210,062, representing an overvaluation of €44,938 (21.4%). This places the property in a position where it may not attract savvy investors seeking value.
Fair value modelled at €210,062 from 6 comparable sales in the area. Asking €255,000 sits €44,938 (21.4%) above — overpriced versus fair value.
Asking €255,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €171,657 (€2,093/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €171,657, adjusted for condition and micro-location, gives a modelled fair value of €210,062 (€2,562/m²), a €44,938 (21.4%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · f5ea1d | Subject | €255,000 | €3,110 | — | 80 | 68 |
| São Mamede de Infesta e Senhora da Hora · 8936da | Active | €315,000 | €2,540 | 18.3% | 78 | 77 |
| rua da Nortecoop | Active | €249,000 | €2,371 | 23.7% | 76 | 74 |
| Aldoar, Foz Do Douro e Nevogilde · 49b89f | Active | €240,000 | €2,963 | 4.7% | 70 | 70 |
| rua 4 Caminhos, 126 | Active | €314,500 | €2,536 | 18.4% | 75 | 76 |
| Median comp | €281,750 | €2,538 | 18.4% | 76 | 75 |
Long-term rental The property in Custóias is listed at €255,000, which is 21.4% above its fair value of €210,062, indicating that it is overpriced. With a gross yield of 4% and a decent condition score of 83/100, the investment returns may not justify the asking price in the long-term rental market. Buy-and-hold Despite the proximity to Porto suggesting potential for economic stability, the apartment's current price of €255,000 exceeds its fair value by 21.4%, making it overpriced. In a suburban area with a neighborhood score of 68/100, potential appreciation may not offset the initial high entry cost.
Economic and Tenant Instability With both economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuating rental income due to potential economic downturns affecting tenant retention and market demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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