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, 3-bathroom house of 308 m², built in 2021, energy rating A+. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes a glass-walled annex enhancing the garden's aesthetic and functionality, while smart monitoring of solar energy production offers efficiency and control for sustainable living.
The valuation. The asking price of €698,000 is significantly above the fair value of €523,090, representing an overvaluation of €174,910 (33.4%). This property is considered overpriced, making it less attractive for investors seeking immediate value. Buy-to-flip angle. Given the high-quality finishes, a buy-to-flip strategy could aim for renovations to enhance market appeal, thus facilitating a resale at a profit within a competitive market. Quick updates could capitalize on the appealing features while addressing buyer expectations. Buy-to-let angle. With an estimated gross yield of 3.7% (~€2,152/month), the rental income potential is viable, particularly for family renters attracted by the favorable location near Porto. This strategy exploits the strong demand for quality housing in mixed neighborhoods.
Fair value modelled at €523,090 from 6 comparable sales in the area. Asking €698,000 sits €174,910 (33.4%) above — overpriced versus fair value.
Asking €698,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €520,002 (€1,688/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €520,002, adjusted for condition and micro-location, gives a modelled fair value of €523,090 (€1,698/m²), a €174,910 (33.4%) gap versus the €698,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 38b793 | Subject | €698,000 | €2,266 | — | 85 | 70 |
| travessa Bombeiros Voluntários, 24 | Active | €420,000 | €1,660 | 26.7% | 82 | 65 |
| Moreira · 4a425c | Active | €480,000 | €828 | 63.5% | 62 | 68 |
| rua do Cête, 606 | Active | €775,000 | €1,692 | 25.3% | 80 | 66 |
| Perafita, Lavra e Santa Cruz do Bispo · da4607 | Active | €1,040,000 | €3,086 | 36.2% | 81 | 68 |
| Median comp | €627,500 | €1,676 | 26.0% | 81 | 67 |
Long-term rental This property, listed at €698,000, is overpriced with a fair value of €523,090, indicating a 33.4% gap that diminishes potential returns. With a gross yield of only 3.7% and a neighborhood rating of 70/100, the investment does not align with favorable long-term rental prospects. Family rental The family rental market for this property appears limited given its overpriced status, as the listing price significantly exceeds its fair value. Additionally, while the condition score is high at 86/100, the elevated price may deter families looking for affordable options in the area. Value-add renovation While there may be potential for value-add renovations, the current listing price of €698,000 is unjustified and reflects a considerable gap from its fair value. Thus, any renovations to enhance value must contend with the base overpricing, limiting profitability in this strategy. Not ideal for short-term vacation rental The property is overpriced and therefore ill-suited for short-term vacation rental, where yields need to be more competitive. Tourist demand may not support the current pricing, risking lower occupancy rates and reduced returns. Not ideal for luxury market This property is not positioned well within the luxury market due to its overvaluation, which does not align with luxury buyer expectations. Consequently, the high listing price could scare off potential buyers seeking properties at competitive price points. Not ideal for student housing With a listing price that does not match its fair value, this property is not an ideal fit for the student housing market. Students typically seek affordable accommodations, making this overpriced property a mismatch for that demographic.
Tenant turnover risk The relatively moderate tenant stability score of 70/100 indicates a potential for higher tenant turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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