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 67 m², built in 1992, energy rating E. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment offers two balconies that enhance outdoor living space, along with a secure garage for added convenience.
The valuation. The asking price of €247,000 is very close to the fair value of €245,574, sitting just €1,426 (0.6%) above it. This indicates that the property is fairly priced. Buy-to-flip angle. The resale strategy involves enhancing the property’s appeal through minor renovations and updates, aiming for a quick flip in a stable market, potentially fetching a higher price than the acquisition cost. Buy-to-let angle. A long-term rental strategy could generate an estimated gross yield of 4.8%, with an expected rental income of approximately €988 per month, providing consistent cash flow for investors.
Fair value modelled at €245,574 from 6 comparable sales in the area. Asking €247,000 sits €1,426 (0.6%) above — overpriced versus fair value.
Asking €247,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €267,681 (€3,995/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €267,681, adjusted for condition and micro-location, gives a modelled fair value of €245,574 (€3,665/m²), a €1,426 (0.6%) gap versus the €247,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 83425d | Subject | €247,000 | €3,687 | — | 72 | 74 |
| São Mamede de Infesta e Senhora da Hora · a8ed55 | Active | €310,000 | €3,690 | 0.1% | 75 | 76 |
| Custóias, Leça do Balio e Guifões · 468234 | Active | €265,000 | €3,397 | 7.8% | 72 | 74 |
| travessa Avilhó, 23 | Active | €265,000 | €3,681 | 0.2% | 80 | 67 |
| rua Companhia dos Caolinos, 548 | Active | €365,000 | €3,650 | 1.0% | 80 | 71 |
| Median comp | €287,500 | €3,666 | 0.6% | 78 | 73 |
Long-term rental This property offers a competitive gross yield of 4.8%, aligning well with local demand for residential housing in the Custóias area. Given its fair valuation, investors can expect stable returns without significant risk of overpaying. Family rental With a respectable neighborhood score of 74/100, this apartment is ideally situated for families seeking quality living space near Porto. The fair pricing ensures that it remains accessible for long-term tenants looking for stable housing solutions. Buy-and-hold Strategically located as a residential suburb of Porto, this property serves as a solid addition to a buy-and-hold portfolio. Its condition rating of 76/100 further supports its potential for value retention and steady rental income, despite the current fair price level.
Economic downturn risk A decrease in economic stability from 75/100 could lead to lower tenant demand, particularly with a tenant stability score of 70/100, resulting in potential vacancies and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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