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.
3-bedroom, 2-bathroom apartment of 131 m² on the 7th floor, built in 1998, energy rating D. Located on rua Santana S / N, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Unique Feature: The property includes approximately 60 m² of attic space, which can be transformed into a duplex, significantly enhancing both living space and investment potential.
The valuation. The asking price of €325,000 sits €20,584 (6.8%) above the fair value of €304,416, indicating it is priced fairly. This positions the property competitively within the market range, with scope for potential negotiation. Buy-to-flip angle. The buy-to-flip strategy can leverage the property’s dated finishes; with renovation, it could appeal to buyers seeking modern aesthetics in a growing area. Quick updates may help capture a higher resale value. Buy-to-let angle. Targeting long-term rentals could provide an attractive gross yield of 4.4%, or approximately €1,192 per month. The suburban location near Porto offers promising demand for family rentals due to its lower crime rates and expanding amenities.
Fair value modelled at €304,416 from 6 comparable sales in the area. Asking €325,000 sits €20,584 (6.8%) above — overpriced versus fair value.
Asking €325,000 versus the rua Santana S / N area baseline of €448,617 (€3,425/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 is below the parish average, reducing 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 €448,617, adjusted for condition and micro-location, gives a modelled fair value of €304,416 (€2,324/m²), a €20,584 (6.8%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santana S / N | Subject | €325,000 | €2,481 | — | 45 | 72 |
| vereda de Nossa Senhora do Porto, 127 | Active | €282,000 | €2,203 | 11.2% | 45 | 71 |
| Custóias, Leça do Balio e Guifões · 15e0e3 | Active | €220,000 | €2,444 | 1.5% | 40 | 71 |
| alameda 25 de Abril | Active | €267,000 | €2,811 | 13.3% | 30 | 76 |
| Paranhos · 1908cf | Active | €250,000 | €3,165 | 27.6% | 38 | 69 |
| Median comp | €258,500 | €2,628 | 5.9% | 39 | 71 |
Long-term rental The property is positioned well for long-term rental, given its proximity to Porto and reasonably good neighborhood ratings. However, with a fair gap of 6.8% against the fair value, the yield of 4.4% does not reflect a compelling long-term investment opportunity. Buy-and-hold While the apartment may provide moderate returns over time, its fair valuation suggests that price appreciation may be limited. The combination of a 4.4% yield and neighborhood score of 72/100 indicates stability, yet no significant upside is expected in the short or medium term. Family rental This property could attract families looking for a suburban lifestyle, aided by the lower crime rates and proximity to Porto's amenities. Still, at a fair price of €325,000, this investment yields only modest returns, making it less attractive for potential long-term gains.
Economic and Tenant Stability Risks The economic stability score of 75/100 and tenant stability score of 75/100 indicate potential fluctuations in rental income and tenant retention, suggesting that the property may face challenges that could impact cash flow stability in the long term.
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