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.
4-bedroom, 2-bathroom apartment of 149 m² on the 1st floor, built in 1978, energy rating C. Located on rua Dom Frei Rodrigo da Cunha, 175, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes a small garden for cultivation, a rare urban luxury enhancing outdoor living opportunities and promoting a vibrant community atmosphere.
The valuation. The asking price of €320,000 is €29,468 (10.1%) above the fair value of €290,532. Based on this comparison, the valuation is deemed fair.
Fair value modelled at €290,532 from 6 comparable sales in the area. Asking €320,000 sits €29,468 (10.1%) above — overpriced versus fair value.
Asking €320,000 versus the rua Dom Frei Rodrigo da Cunha, 175 area baseline of €305,755 (€2,052/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €305,755, adjusted for condition and micro-location, gives a modelled fair value of €290,532 (€1,950/m²), a €29,468 (10.1%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Frei Rodrigo da Cunha, 175 | Subject | €320,000 | €2,148 | — | 72 | 69 |
| rua Futebol Clube Infesta | Active | €320,000 | €2,370 | 10.4% | 73 | 66 |
| Ramalde · 3df27c | Active | €350,000 | €1,944 | 9.5% | 68 | 68 |
| rua de Custio | Active | €320,000 | €1,649 | 23.2% | — | 72 |
| rua de Bordeaux | Active | €350,000 | €1,955 | 9.0% | 70 | 73 |
| Median comp | €335,000 | €1,950 | 9.2% | 70 | 70 |
Long-term rental The property in Custóias offers a fair market valuation, aligning closely with its listing price of €320,000, which is just 10.1% above the estimated fair value of €290,532. Given its proximity to Porto, the area's overall tenant quality indicates stable demand, though the 0% gross yield suggests limited immediate cash flow. Buy-and-hold With a fair pricing verdict, the 4-bed apartment represents a sound choice for a buy-and-hold strategy in a suburban area of Greater Porto. However, the lack of immediate rental yield may necessitate a longer investment horizon to capitalize on potential appreciation in home values. Family rental The apartment is situated in a suburban neighbourhood scoring 69/100, indicating a relatively livable environment for families looking for stability. While the current yield is 0%, a long-term family rental could be feasible as the area benefits from proximity to Porto, enhancing its appeal for long-term residents.
Tenant turnover risk: With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and potential loss of 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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