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 127 m², built in 2000, energy rating C. Located on avenida Xanana Gusmão, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Feature: This apartment boasts a spectacular 80 m² private terrace, perfect for outdoor leisure, dining, and relaxation in a well-connected urban environment. Condition Notes: Recently fully renovated with high-quality, thoughtful finishes, combining modern industrial style with cozy elements.
The valuation. The asking price of €420,000 sits 8.1% below the fair value of €457,237, indicating a fair valuation for the property. This position suggests a balanced market where the price reflects current conditions adequately.
Fair value modelled at €457,237 from 6 comparable sales in the area. Asking €420,000 sits €37,237 (8.1%) below — the upside to fair value.
Asking €420,000 versus the avenida Xanana Gusmão area baseline of €417,158 (€3,285/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €417,158, adjusted for condition and micro-location, gives a modelled fair value of €457,237 (€3,600/m²), a €37,237 (8.1%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Xanana Gusmão | Subject | €420,000 | €3,307 | — | 77 | 67 |
| jardim em Paranhos | Active | €325,000 | €4,221 | 27.6% | 72 | 72 |
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · b7c2b2 | Active | €280,000 | €4,667 | 41.1% | 75 | 82 |
| rua de São Gens S / N | Active | €295,000 | €2,980 | 9.9% | 75 | 60 |
| rua Sarah Afonso S / N | Active | €315,000 | €2,625 | 20.6% | 76 | 73 |
| Median comp | €305,000 | €3,601 | 8.9% | 75 | 73 |
Long-term rental This property presents a gross yield of 3.1%, which is in line with the expectations for a suburban area, making it a suitable candidate for long-term rental. However, with a fair value slightly above the listing price, investors should be cautious about potential appreciation. Buy-and-hold Owning this 2-bed apartment in Custóias offers the potential for stable returns, with a fair valuation pinpointing it as a property that is neither a bargain nor a risk. The property is positioned strategically within Greater Porto, allowing for steady demand in a balanced suburban market. Family rental The 127m² layout of this apartment is appealing for families seeking comfortable living spaces, coupled with a decent neighbourhood score of 67/100. While the investment is fairly valued, the suburban context of the location indicates that it may attract stable, long-term tenants rather than rapid appreciation. Not ideal for While it is not suitable for short-term rental, student housing, or the luxury market, the property still possesses qualities that could support stability in family rentals and long-term occupancy amidst a secondary metro area.
Tenant turnover risk: With a tenant stability score of 65/100, there is a heightened risk of turnover, which can lead to increased vacancy rates and additional costs associated with finding new tenants.
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