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 92 m², built in 2010, energy rating C. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This property features a stylish open-plan living area that seamlessly integrates with the high-quality kitchen, creating an ideal space for entertaining guests.
The valuation. The asking price of €320,000 is slightly below the fair value of €334,160, making it reasonably priced at 4.2% under fair value. This property is positioned well within the market, confirming its fair valuation. Buy-to-flip angle. A buy-to-flip strategy could capitalize on potential cosmetic upgrades that could enhance market appeal, aiming for a resale price that aligns with comparables in the area. Quick renovation could increase equity, thus making it a favorable investment. Buy-to-let angle. The estimated rental income of €800 per month would yield an annual return of approximately 3%, which is attractive for long-term investors. Given the location's commuting access to Porto, it presents a strong opportunity for sustained rental demand.
Fair value modelled at €334,160 from 6 comparable sales in the area. Asking €320,000 sits €14,160 (4.2%) below — the upside to fair value.
Asking €320,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €346,738 (€3,769/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €346,738, adjusted for condition and micro-location, gives a modelled fair value of €334,160 (€3,632/m²), a €14,160 (4.2%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 875119 | Subject | €320,000 | €3,478 | — | 75 | 75 |
| rua Dom Jerónimo de Azevedo, 167 | Active | €292,500 | €3,524 | 1.3% | 75 | 72 |
| Custóias, Leça do Balio e Guifões · cfe1f5 | Active | €287,500 | €4,291 | 23.4% | 80 | 71 |
| rua de Santana, 434 | Active | €287,500 | €3,305 | 5.0% | 80 | 73 |
| rua da Lagoa | Active | €339,500 | €3,086 | 11.3% | 78 | 71 |
| Median comp | €290,000 | €3,415 | 1.8% | 79 | 72 |
Long-term rental The property offers a competitive gross yield of 3%, making it a suitable option for long-term rental in a commuter-friendly area. However, with a fair value only slightly above the listing price, the investment presents limited upside potential. Buy-and-hold As a buy-and-hold property, this apartment is situated in a desirable suburban area with good schools and a low crime rate, which supports tenant quality. Despite the current fair valuation, the modest gap points to a stable but possibly unremarkable appreciation in future property value. Family rental With a neighborhood rating of 75/100, this apartment is well-positioned for family rentals, appealing to those seeking quality living near Porto. While it offers a fair investment proposition, the yield remains modest, suggesting potential challenges in maximizing cash flow over time.
Economic downturn vulnerability The property's economic stability score of 75/100 indicates a moderate susceptibility to market fluctuations, which could impact rental income and occupancy rates if economic conditions deteriorate.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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