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 85 m² on the 1st floor, energy rating E. Located on autoestrada A4, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment includes two balconies that enhance outdoor living space and increase natural light exposure, while also featuring a closed garage for added convenience in storage and parking.
The valuation. The asking price of €260,000 exceeds the fair value of €234,626 by €25,374, representing a 10.8% premium. This property is considered overpriced based on current market conditions.
Fair value modelled at €234,626 from 6 comparable sales in the area. Asking €260,000 sits €25,374 (10.8%) above — overpriced versus fair value.
Asking €260,000 versus the autoestrada A4 area baseline of €252,920 (€2,976/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 €252,920, adjusted for condition and micro-location, gives a modelled fair value of €234,626 (€2,760/m²), a €25,374 (10.8%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| autoestrada A4 | Subject | €260,000 | €3,059 | — | 70 | 70 |
| Ramalde · 6d53c5 | Active | €279,900 | €2,799 | 8.5% | 75 | 77 |
| São Mamede de Infesta e Senhora da Hora · e40ae2 | Active | €310,000 | €2,183 | 28.6% | 75 | 66 |
| travessa do Viso | Active | €285,000 | €2,767 | 9.5% | 71 | 74 |
| travessa Gil Eanes S / N | Active | €255,000 | €2,257 | 26.2% | 70 | 62 |
| Median comp | €282,450 | €2,512 | 17.9% | 73 | 70 |
Long-term rental The 2-bed apartment in Custóias is priced at €260,000, which is 10.8% above its fair value of €234,626, indicating it is overpriced for long-term rental prospects. With a gross yield of 3.9% and a neighborhood quality rating of 70/100, potential rental income may not adequately compensate for the initial investment risk. Buy-and-hold Investing in this property as a buy-and-hold strategy appears challenging due to its current listing being 10.8% above the fair value. The property’s moderate condition rating of 75/100 and yield of 3.9% suggest limited upside potential over the long term in this suburban area. Family rental While the property could appeal to families, the current price of €260,000 is 10.8% higher than the fair value, making it less attractive as a family rental investment. The combination of a decent yield of 3.9% and a neighborhood score of 70/100 may not generate sufficient demand to justify the high price tag.
Potential for Economic Decline: With an economic stability score of 70/100, there is a risk of downturn that could affect property value and rental income.
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