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 134 m² on the 2nd floor, built in 2001, energy rating C. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment includes a unique heat recovery system in the south-facing living room and two dedicated parking spaces for added convenience.
The valuation. The asking price of €365,000 is €24,295 (7.1%) above the fair value of €340,705, reflecting a proper market assessment. This property is rightly positioned at a fair valuation considering its attributes and location.
Fair value modelled at €340,705 from 6 comparable sales in the area. Asking €365,000 sits €24,295 (7.1%) above — overpriced versus fair value.
Asking €365,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €302,032 (€2,254/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €302,032, adjusted for condition and micro-location, gives a modelled fair value of €340,705 (€2,543/m²), a €24,295 (7.1%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 622b25 | Subject | €365,000 | €2,724 | — | 78 | 74 |
| rua do Sobreiro, 399 | Active | €290,000 | €2,710 | 0.5% | 74 | 65 |
| parque da Prelada | Active | €289,000 | €2,276 | 16.5% | 73 | 71 |
| rua Nova do Seixo | Active | €425,000 | €2,471 | 9.3% | 78 | 65 |
| São Mamede de Infesta e Senhora da Hora · 8936da | Active | €315,000 | €2,540 | 6.7% | 78 | 77 |
| Median comp | €302,500 | €2,506 | 8.0% | 76 | 68 |
Long-term rental The property is fairly priced at €365,000, reflecting a gap of 7.1% above its fair value of €340,705. With a gross yield of 3.7% and solid tenant quality in a suburban locality, it offers a stable long-term rental opportunity. Family rental This apartment's proximity to Porto and structured suburban amenities make it an attractive option for families, despite being fairly priced at €365,000. The combination of a good condition score of 80/100 and neighborhood rating of 74/100 supports its viability as a family rental. Buy-and-hold At a listing price of €365,000, this property is fairly priced relative to its calculated fair value, representing a 7.1% gap. Given the favorable yield of 3.7% and the suburban setting's growth potential, it suits a buy-and-hold investment strategy well.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 75/100, there may be a potential risk of fluctuations in rental income and tenant turnover impacting long-term profitability.
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