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 house of 76 m², built in 2016, energy rating E. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This house boasts three facades that enhance natural light and accessibility, making it ideal for families seeking a functional and cozy living environment.
The valuation. The asking price of €290,000 exceeds the fair value of €251,433 by €38,567 (15.3%). This property is considered overpriced.
Fair value modelled at €251,433 from 6 comparable sales in the area. Asking €290,000 sits €38,567 (15.3%) above — overpriced versus fair value.
Asking €290,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €241,076 (€3,172/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €241,076, adjusted for condition and micro-location, gives a modelled fair value of €251,433 (€3,308/m²), a €38,567 (15.3%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 19f7bf | Subject | €290,000 | €3,816 | — | 72 | 63 |
| Matosinhos e Leça da Palmeira · ba5b77 | Active | €370,000 | €2,913 | 23.6% | 82 | 68 |
| Custóias, Leça do Balio e Guifões · 96c468 | Active | €180,000 | €3,600 | 5.7% | 60 | 74 |
| jardim e Terraço ao Monte dos Burgos | Active | €280,000 | €2,800 | 26.6% | 75 | 65 |
| rua de Trás | Active | €199,500 | €3,325 | 12.9% | 55 | 70 |
| Median comp | €239,750 | €3,119 | 18.3% | 68 | 69 |
Long-term rental The property at €290,000 is overpriced by 15.3% when compared to its fair value of €251,433, which may hinder long-term rental yield potential. With a gross yield of only 3.8%, investors might find more attractive opportunities elsewhere that better align with rent-to-value ratios. Family rental Although this house could appeal to families due to its suburban setting, the current pricing renders it less attractive for family rental investment. The combination of 3.8% yield and a condition score of 68/100 suggests that higher yields may be achievable in better-valued properties for similar amenities. Buy-and-hold Investing in this property as a buy-and-hold strategy may be disadvantageous since its fair value is significantly lower than the listing price. Despite its reasonable amenities and low crime rate, the 15.3% gap from fair value indicates that long-term appreciation may not meet investor expectations.
Tenant turnover risk: With a tenant stability score of 58/100, there's potential for higher turnover rates, which could lead to increased vacancy periods and costs associated with finding new tenants.
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