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.
3-bedroom, 2-bathroom apartment of 175 m² on the 1st floor. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment includes two closed box garages and boasts exceptional sun exposure, making it a rare find in the vibrant Custóias neighborhood.
The valuation. The asking price of €519,000 sits €43,770 (9.2%) above the fair value of €475,230, reflecting a fair market value in its current state without being undervalued or overpriced.
Fair value modelled at €475,230 from 6 comparable sales in the area. Asking €519,000 sits €43,770 (9.2%) above — overpriced versus fair value.
Asking €519,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €423,711 (€2,421/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €423,711, adjusted for condition and micro-location, gives a modelled fair value of €475,230 (€2,716/m²), a €43,770 (9.2%) gap versus the €519,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 627022 | Subject | €519,000 | €2,966 | — | 80 | 73 |
| rua Nova do Seixo | Active | €425,000 | €2,471 | 16.7% | 78 | 65 |
| Custóias, Leça do Balio e Guifões · 4a7e00 | Active | €333,000 | €2,707 | 8.7% | 72 | 76 |
| Custóias, Leça do Balio e Guifões · 622b25 | Active | €365,000 | €2,724 | 8.2% | 78 | 74 |
| São Mamede de Infesta e Senhora da Hora · 3d9a6d | Active | €309,900 | €2,499 | 15.7% | 74 | 71 |
| Median comp | €349,000 | €2,603 | 12.2% | 76 | 73 |
Long-term rental The property is fairly priced at €519,000, creating a potential gross yield of 3%. This represents a stable investment in a suburban area of Greater Porto, with decent tenant quality and amenities in the vicinity. Family rental At €519,000, the property is fairly valued, positioned to attract families seeking a spacious apartment in a suburban setting. With a commendable condition rating of 82, this investment supports long-term residency for families looking for quality housing. Buy-and-hold The property’s fair appraisal at €519,000 aligns with its potential for long-term appreciation in Greater Porto’s suburban market. Its solid condition and neighborhood amenities suggest that it can maintain demand for years to come.
Economic Dependence The economic stability score of 70 indicates potential vulnerabilities in the local economy that may impact long-term tenant retention and rental income stability, especially if market conditions deteriorate.
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