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 73 m², energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy features: This apartment includes two enclosed balconies that enhance storage space and a private patio perfect for outdoor relaxation or entertaining, all situated in a tranquil environment.
The valuation. The asking price of €285,000 is €25,361 (9.8%) above the fair value of €259,639. Overall, the property is deemed fairly priced relative to local market conditions.
Fair value modelled at €259,639 from 6 comparable sales in the area. Asking €285,000 sits €25,361 (9.8%) above — overpriced versus fair value.
Asking €285,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €287,712 (€3,941/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €287,712, adjusted for condition and micro-location, gives a modelled fair value of €259,639 (€3,557/m²), a €25,361 (9.8%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 1907f7 | Subject | €285,000 | €3,904 | — | 72 | 73 |
| travessa Avilhó, 23 | Active | €265,000 | €3,681 | 5.7% | 80 | 67 |
| Paranhos · 2620a7 | Active | €230,000 | €4,510 | 15.5% | 70 | 74 |
| rua de Cassiano Branco S / N | Active | €260,000 | €4,194 | 7.4% | 70 | 73 |
| avenida Engenheiro Luís Azevedo Coutinho S / N | Active | €305,000 | €3,427 | 12.2% | 72 | 80 |
| Median comp | €262,500 | €3,938 | 0.9% | 71 | 74 |
Long-term rental The property in Custóias offers a solid gross yield of 3.4%, making it a reasonable choice for long-term rental investors. However, the gap from fair value at 9.8% indicates that the apartment is fairly priced, limiting immediate investment gains. Family rental Given the suburban context and decent amenities, this 2-bed apartment is well-suited for families looking for a stable living environment near Porto. Despite its fair valuation, the property benefits from a quality neighborhood rating of 73, appealing to long-term family tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy aligns well with market stability, particularly with its connection to Porto's economic activities. The fair valuation suggests that while potential appreciation may be modest, the apartment remains a reliable asset over the long term. Short-term vacation rental Although the location is close to Porto, the suburban nature of Custóias and the fair value appraisal indicate it may not cater to the typical short-term vacation rental market. This property lacks the unique appeal that attracts tourists seeking an immersive city experience. Luxury market The listing for this apartment does not fit the luxury market segment, as its features and valuation suggest it targets a more modest investment category. Luxury rentals typically demand premium pricing and location appeal, which this property does not provide. Student housing The apartment's suburban position and fair valuation suggest it is less suitable for the student rental market, where proximity to educational institutions is crucial. Furthermore, the 3.4% yield emphasizes a focus on long-term tenants rather than the transient nature of student rentals.
Economic Downturn Exposure The economic stability score of 70/100 indicates a moderate risk of downturns affecting property values, which could impact long-term investment returns.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
