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, 2-bathroom apartment of 90 m² on the 2nd floor. Located on largo do Souto, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment is designed with floor-to-ceiling windows that enhance its modern aesthetics while maximizing natural light throughout the living spaces.
The valuation. The asking price of €370,000 is significantly above the fair value of €331,733, indicating an overvaluation of €38,267 (11.5%). Investors should approach this property with caution due to its overpriced status.
Fair value modelled at €331,733 from 6 comparable sales in the area. Asking €370,000 sits €38,267 (11.5%) above — overpriced versus fair value.
Asking €370,000 versus the largo do Souto area baseline of €328,963 (€3,655/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €328,963, adjusted for condition and micro-location, gives a modelled fair value of €331,733 (€3,686/m²), a €38,267 (11.5%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo do Souto | Subject | €370,000 | €4,111 | — | 85 | 80 |
| rua Diu | Active | €288,000 | €3,740 | 9.0% | 75 | 73 |
| Custóias, Leça do Balio e Guifões · 4b96c4 | Active | €360,000 | €2,927 | 28.8% | 73 | 77 |
| rua da Lagoa | Active | €339,500 | €3,086 | 24.9% | 78 | 71 |
| Custóias, Leça do Balio e Guifões · dee432 | Active | €325,000 | €4,063 | 1.2% | 78 | 64 |
| Median comp | €332,250 | €3,413 | 17.0% | 77 | 72 |
Long-term rental The 2-bed apartment in Custóias presents a gross yield of 2.6%, but its current listing price of €370,000 exceeds the fair value by 11.5%. Given the market dynamics and the fact that the property is overpriced, long-term rental potential may be limited due to the high initial investment. Family rental While the suburban setting of the property near Porto offers favorable living conditions and amenities, the apartment's listing at €370,000 suggests it is overpriced compared to the fair value of €331,733. This higher price could deter family renters who are seeking more affordable options in a competitive market. Buy-and-hold Although the location offers good access to Porto and stable employment prospects, the listing price of €370,000 being 11.5% above fair value indicates that the buy-and-hold strategy may yield suboptimal returns. Investors may face challenges in ensuring property appreciation that justifies the elevated purchase cost in the long run.
Potential Economic Volatility The property's economic stability score of 75 suggests a moderate risk of economic fluctuation that could impact rental income or property value.
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