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 118 m² on the 3rd floor, built in 1995, energy rating C. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This property boasts a spacious pantry that offers potential for conversion into an office or additional storage, enhancing its versatility and functionality.
The valuation. The asking price of €270,000 is very close to the fair value of €268,247, sitting just €1,753 (0.7%) above it. This valuation suggests a solid investment opportunity without signs of overpricing.
Fair value modelled at €268,247 from 6 comparable sales in the area. Asking €270,000 sits €1,753 (0.7%) above — overpriced versus fair value.
Asking €270,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €301,722 (€2,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €301,722, adjusted for condition and micro-location, gives a modelled fair value of €268,247 (€2,273/m²), a €1,753 (0.7%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 5e61ad | Subject | €270,000 | €2,288 | — | 68 | 74 |
| rua Alfredo Espírito Santo Júnior | Active | €285,000 | €2,457 | 7.4% | 70 | 71 |
| rua Padre Américo | Active | €319,900 | €2,176 | 4.9% | 70 | 82 |
| rua Futebol Clube Infesta | Active | €320,000 | €2,370 | 3.6% | 73 | 66 |
| rua Henrique Bravo | Active | €280,000 | €1,556 | 32.0% | 74 | 73 |
| Median comp | €302,450 | €2,273 | 0.7% | 72 | 72 |
Long-term rental The 2-bed apartment in Custóias offers a fair yield of 4%, aligning closely with the fair value of €268,247. As a stable long-term rental option, it benefits from the area's proximity to Porto, enhancing its appeal to potential tenants. Buy-and-hold Positioned at a fair price relative to its fair value, this apartment is suitable for investors looking for long-term appreciation. The combination of a gross yield of 4% and sound neighbourhood amenities makes it a reasonable buy-and-hold opportunity. Family rental With a decent condition score of 67/100 and a neighbourhood rating of 74/100, this property is conducive to attracting family tenants. While the pricing is fair, its proximity to Porto adds to its viability as a family rental unit, providing access to urban amenities while maintaining suburban safety. Not ideal for Unfortunately, this property does not fit the short-term vacation rental strategy given its fair valuation and the steady rental demand in the area. It also lacks the luxury appeal and the qualities necessary for catering to students, limiting its attractiveness in those markets.
Potential Economic Downturn The economic stability score of 75/100 suggests a risk of reduced economic growth, which may impact tenant demand and rental income stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
