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.
1-bedroom, 1-bathroom apartment of 55 m² on the 2nd floor. Located on largo do Souto, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment boasts a well-executed modern design with significant attention to interior materials, providing a stylish yet functional living space within a visually appealing contemporary building.
The valuation. The asking price of €220,000 exceeds the fair value of €184,149 by €35,851, representing a 19.5% premium. This pricing indicates that the property is overpriced in the current market conditions.
Fair value modelled at €184,149 from 6 comparable sales in the area. Asking €220,000 sits €35,851 (19.5%) above — overpriced versus fair value.
Asking €220,000 versus the largo do Souto area baseline of €188,501 (€3,427/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €188,501, adjusted for condition and micro-location, gives a modelled fair value of €184,149 (€3,348/m²), a €35,851 (19.5%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo do Souto | Subject | €220,000 | €4,000 | — | 75 | 70 |
| rua Companhia dos Caolinos, 250 | Active | €305,000 | €3,588 | 10.3% | 78 | 75 |
| rua Amorim Girão | Active | €265,000 | €2,944 | 26.4% | 80 | 76 |
| Custóias, Leça do Balio e Guifões · be9442 | Active | €230,000 | €3,108 | 22.3% | 75 | 73 |
| São Mamede de Infesta e Senhora da Hora · 0dce92 | Active | €213,900 | €3,753 | 6.2% | 72 | 71 |
| Median comp | €247,500 | €3,348 | 16.3% | 77 | 74 |
Long-term rental Given the fair value of €184,149 compared to the listing price of €220,000, this property is overpriced by 19.5%, affecting its potential for long-term rental profitability. With a gross yield of 4.2%, it may not deliver the cash flow returns expected by investors looking for stable income streams. Family rental This property, although appealing for family rentals due to its suburban nature, is overpriced at €220,000 versus the fair value of €184,149, creating an immediate gap that could deter potential tenants. The 79/100 condition score may attract families, but without a compelling price point, securing long-term tenants may prove challenging. Buy-and-hold While the proximity to Porto offers future growth potential, the property is currently overpriced at €220,000 compared to €184,149, limiting the buy-and-hold strategy's effectiveness. As the market conditions evolve, this gap may reduce potential capital appreciation, making it a less attractive investment over the long term.
Moderate Economic and Tenant Risk The investment carries a moderate risk due to both economic stability and tenant stability scores being 70/100, indicating potential fluctuations in rental income or vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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