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.
6-bedroom, 4-bathroom house of 283 m². Located on rua Dom Frei Aires, 179, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Feature: The basement's independent entrance allows for versatile use as a rental unit or home office, adding significant investment potential to the property. Outdoor Space: Enjoy a generous garden and barbecue area, ideal for social gatherings.
The valuation. The asking price of €730,000 is significantly above the fair value of €585,809, leaving a difference of €144,191 (24.6%). This property is substantially overpriced.
Fair value modelled at €585,809 from 6 comparable sales in the area. Asking €730,000 sits €144,191 (24.6%) above — overpriced versus fair value.
Asking €730,000 versus the rua Dom Frei Aires, 179 area baseline of €697,369 (€2,464/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 €697,369, adjusted for condition and micro-location, gives a modelled fair value of €585,809 (€2,070/m²), a €144,191 (24.6%) gap versus the €730,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Frei Aires, 179 | Subject | €730,000 | €2,580 | — | 76 | 73 |
| rua Dom Dinis | Active | €630,000 | €1,981 | 23.2% | 76 | 73 |
| Custóias, Leça do Balio e Guifões · 9570e2 | Active | €670,000 | €2,114 | 18.1% | 75 | 73 |
| rua Além S / N | Active | €450,000 | €1,875 | 27.3% | 76 | 68 |
| avenida Visconde de Barreiros, 9 | Active | €900,000 | €2,594 | 0.5% | 68 | 75 |
| Median comp | €650,000 | €2,048 | 20.6% | 76 | 73 |
Long-term rental The property’s current asking price of €730,000 is significantly above its fair value of €585,809, suggesting it is overpriced by 24.6%. With a gross yield of only 2.6%, the long-term rental strategy lacks the potential for attractive returns in this inflated market. Buy-and-hold Although buy-and-hold investments can provide stability, the significant gap between the listing price and fair value of €730,000 versus €585,809 indicates that this property is overpriced. This overvaluation, coupled with modest neighborhood ratings, suggests long-term capital appreciation may not be sufficient to justify the entry price. Family rental Entering the family rental market with a property priced at €730,000, which is above the fair value of €585,809, means acquiring an overpriced asset. Given the neighborhood'smixed ratings, potential demand for family housing may not translate into adequate rental yields or future appreciation at this price point.
Tenant turnover risk The tenant stability score of 60/100 suggests potential instability in rental income due to increased likelihood of tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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