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 213 m², built in 1974, energy rating D. Located on rua Santana, 815, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This property boasts four solar fronts and a generous plot size of 1,172m², providing ample potential for outdoor leisure areas and future development opportunities.
The valuation. The asking price of €430,000 is marginally below the fair value of €441,167, representing a deviation of just 2.5%. This places the property at an appropriate valuation level for potential investors.
Fair value modelled at €441,167 from 6 comparable sales in the area. Asking €430,000 sits €11,167 (2.5%) below — the upside to fair value.
Asking €430,000 versus the rua Santana, 815 area baseline of €652,250 (€3,062/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €652,250, adjusted for condition and micro-location, gives a modelled fair value of €441,167 (€2,071/m²), a €11,167 (2.5%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santana, 815 | Subject | €430,000 | €2,019 | — | 58 | 71 |
| Custóias, Leça do Balio e Guifões · 65a67a | Active | €750,000 | €2,568 | 27.2% | — | 80 |
| Águas Santas · 1f34ff | Active | €284,500 | €2,004 | 0.8% | — | 73 |
| Milheiros · ade589 | Active | €473,841 | €1,795 | 11.1% | — | 72 |
| Custóias, Leça do Balio e Guifões · 19f779 | Active | €680,000 | €1,889 | 6.4% | 75 | 71 |
| Median comp | €576,921 | €1,947 | 3.6% | 75 | 73 |
Long-term rental The property in Custóias offers a gross yield of 3.8%, which is relatively modest but reflects a stable market position. With a fair value gap of only 2.5%, investors can expect steady returns in a neighborhood that features lower crime rates and decent tenant quality. Family rental Catering to families, this 4-bed house presents a reasonable opportunity given its location within the suburban Porto metropolitan area. The property’s fair value suggests a competitive rental strategy, appealing to tenants seeking a safe and community-oriented environment. Buy-and-hold Acquiring this property as a buy-and-hold investment aligns well with market dynamics, especially as suburban regions often see long-term value appreciation. The combination of a fair valuation and a family-friendly neighborhood makes it a reasonable strategic choice for a long-term hold. Not ideal for short-term vacation rental This property does not suit short-term vacation rentals due to its suburban setting, which lacks the high demand and seasonal activity found in urban areas. Investors may struggle to achieve the desired occupancy rates that typically drive profitability in this rental segment. Not ideal for student housing The property’s suburban location and family-oriented appeal do not align well with the needs of student housing markets, where proximity to universities is crucial. Therefore, this investment may fail to attract the University student demographic adequately. Not ideal for luxury market Given its fair valuation and average condition rating of 55/100, this property does not meet the quality and pricing expectations of the luxury market segment. Luxury buyers typically look for high-end finishes and locations, which this property does not adequately provide.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher potential for turnover, which could result in increased vacancy rates and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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