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 house of 165 m², energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes a converted attic office and a terrace featuring a regional kitchen, providing unique spaces for leisure and productivity.
The valuation. The asking price of €490,000 is slightly above the fair value of €477,115, with a difference of €12,885 (2.7%). This places the property at a fair valuation level.
Fair value modelled at €477,115 from 6 comparable sales in the area. Asking €490,000 sits €12,885 (2.7%) above — overpriced versus fair value.
Asking €490,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €413,272 (€2,505/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €413,272, adjusted for condition and micro-location, gives a modelled fair value of €477,115 (€2,892/m²), a €12,885 (2.7%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 15e073 | Subject | €490,000 | €2,970 | — | 75 | 79 |
| Custóias, Leça do Balio e Guifões · 483b65 | Active | €420,000 | €2,386 | 19.6% | 70 | 71 |
| Ramalde · f5ec0d | Active | €145,000 | €2,636 | 11.2% | — | 68 |
| Perafita, Lavra e Santa Cruz do Bispo · 3df37f | Active | €429,000 | €2,979 | 0.3% | 80 | 69 |
| Matosinhos e Leça da Palmeira · ba5b77 | Active | €370,000 | €2,913 | 1.9% | 82 | 68 |
| Median comp | €395,000 | €2,775 | 6.6% | 80 | 69 |
Long-term rental This 2-bed house in Custóias, with a fair value of €477,115, is listed at €490,000, making it a property that meets the market expectations and offers a yield of 2.5%. Given its decent condition and favorable neighborhood rating of 79, it is well-placed for achieving stable long-term rental income. Family rental Priced at €490,000, this home presents a fair valuation against its assessed value, ensuring it aligns with family rental demand within the area. The neighborhood's amenities and overall rating indicate a supportive environment for families, making it an attractive option for this demographic. Buy-and-hold With a fair valuation of €477,115 compared to its listing price of €490,000, this property offers measured potential for appreciation in a stable market. The proximity to Greater Porto further enhances its long-term investment appeal by ensuring sustained demand and tenant quality over time.
Economic Dependency Risk The property is at risk of reduced attractiveness if the economic stability score of 80/100 fails to improve, as it may lead to diminished demand from tenants seeking more affluent areas.
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