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 90 m² on the 1st floor, energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment features two balconies offering outdoor views and a yard courtyard of 20 m², enhancing its appeal for customization and outdoor living. Características Notáveis: Este apartamento tem duas varandas que oferecem vistas ao ar livre e um pátio/jardim de 20 m², aumentando seu apelo para personalização e vida ao ar livre.
The valuation. The asking price of €220,000 sits slightly above the fair value of €217,136, with a variance of €2,864 (1.3%). This positions the property as fairly valued within the current market context.
Fair value modelled at €217,136 from 6 comparable sales in the area. Asking €220,000 sits €2,864 (1.3%) above — overpriced versus fair value.
Asking €220,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €277,589 (€3,084/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 is below the parish average, reducing 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 €277,589, adjusted for condition and micro-location, gives a modelled fair value of €217,136 (€2,413/m²), a €2,864 (1.3%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 15e0e3 | Subject | €220,000 | €2,444 | — | 40 | 71 |
| rua Senhora Penha | Active | €299,000 | €2,300 | 5.9% | 40 | 75 |
| travessa do Tronco, 95 | Active | €180,000 | €1,565 | 36.0% | 55 | 72 |
| São Mamede de Infesta e Senhora da Hora · 3d98cc | Active | €237,500 | €2,896 | 18.5% | 35 | 70 |
| via Norte, A4 | Active | €250,000 | €2,525 | 3.3% | 54 | 72 |
| Median comp | €243,750 | €2,413 | 1.3% | 47 | 72 |
Long-term rental The 2-bed apartment in Custóias presents a gross yield of 5.4%, which is competitive given the fair value of €217,136. Additionally, the neighborhood score of 71/100 suggests a decent living environment, although the property condition rating of 43/100 may warrant some improvement to attract long-term tenants. Buy-and-hold With a current market listing at €220,000 and a fair value estimate of €217,136, the property is fairly valued, offering potential stability in an area with good access to Porto's urban amenities. The solid yield of 5.4% positions it as a reasonable buy-and-hold investment, despite the need for some updates based on its condition rating of 43/100. Family rental This apartment's fair valuation aligns closely with its listing price, and its 5.4% yield indicates an opportunity for a reliable family rental income. The favorable neighborhood score further enhances its attractiveness for families looking for proximity to Porto while highlighting the need to address the property's condition score of 43/100 to better meet tenant expectations.
Tenant turnover risk With a tenant stability score of 65/100, there's a potential risk of higher turnover rates, which could impact rental income and increase vacancy periods.
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