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 91 m² on the 2nd floor, built in 2003, energy rating D. Located on rua Tourais, 23, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Bright and spacious west-facing terrace ideal for evening relaxation, coupled with private garage storage, enhances convenience and comfort for urban living in Guifões.
The valuation. The asking price of €259,900 sits €7,564 (3.0%) above the fair value of €252,336, indicating a fair valuation in the current market. This suggests that the property is priced appropriately based on comparable market analysis.
Fair value modelled at €252,336 from 6 comparable sales in the area. Asking €259,900 sits €7,564 (3.0%) above — overpriced versus fair value.
Asking €259,900 versus the rua Tourais, 23 area baseline of €211,163 (€2,320/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €211,163, adjusted for condition and micro-location, gives a modelled fair value of €252,336 (€2,773/m²), a €7,564 (3.0%) gap versus the €259,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tourais, 23 | Subject | €259,900 | €2,856 | — | 72 | 60 |
| Perafita, Lavra e Santa Cruz do Bispo · 937420 | Active | €249,500 | €2,626 | 8.0% | 74 | 69 |
| travessa do Viso | Active | €285,000 | €2,767 | 3.1% | 71 | 74 |
| rua dos Bombeiros Voluntários, 117 | Active | €289,000 | €2,779 | 2.7% | 68 | 75 |
| autoestrada A4 | Active | €260,000 | €3,059 | 7.1% | 70 | 70 |
| Median comp | €272,500 | €2,773 | 2.9% | 71 | 72 |
Long-term rental The property's 4% gross yield reflects a stable potential for consistent long-term rental income, albeit there is a minor gap of 3% compared to its fair value. With a condition rating of 77/100 and a decent neighbourhood score, it meets basic tenant needs for a reliable rental strategy. Buy-and-hold Investing in this apartment under the current valuation of €259,900 offers a fair opportunity for capital appreciation given the proximity to Porto, positively impacting employment and amenities. Additionally, the property’s condition and acceptable neighbourhood ratings position it well for long-term market resilience. Family rental Targeting families with the 91m² space in this suburban setting aligns with demand for residential stability, supported by the decent condition rating and proximity to essential amenities. Despite the neighbourhood's housing market score of 60/100, the property remains fairly priced for families seeking a home in this area.
Tenant turnover risk With a tenant stability score of 55/100, there is an elevated risk of turnover, which could 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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