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 house of 125 m², built in 2017, energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This property features a converted attic space that offers versatile usage options, complementing its functional layout and proximity to essential services in Matosinhos.
The valuation. The asking price of €273,000 is €38,703 above the fair value of €234,297, representing an overpricing of 16.5%. This indicates a significant gap between what is being asked and what the property is truly worth.
Fair value modelled at €234,297 from 6 comparable sales in the area. Asking €273,000 sits €38,703 (16.5%) above — overpriced versus fair value.
Asking €273,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €220,643 (€1,765/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 is below the parish average, reducing 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 €220,643, adjusted for condition and micro-location, gives a modelled fair value of €234,297 (€1,874/m²), a €38,703 (16.5%) gap versus the €273,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 828f53 | Subject | €273,000 | €2,184 | — | 58 | 65 |
| São Mamede de Infesta e Senhora da Hora · 4b97c6 | Active | €220,000 | €1,158 | 47.0% | — | 68 |
| rua Maia Pinto, 101 | Active | €240,000 | €1,548 | 29.1% | 75 | 64 |
| Ramalde · f5ec0d | Active | €145,000 | €2,636 | 20.7% | — | 68 |
| São Mamede de Infesta e Senhora da Hora · 3a6fca | Active | €430,000 | €1,955 | 10.5% | 68 | 77 |
| Median comp | €230,000 | €1,752 | 19.8% | 72 | 68 |
Long-term rental The property, priced at €273,000, is 16.5% above its fair value of €234,297, suggesting that it is overpriced for long-term rental opportunities. Additionally, with a gross yield of 4.7% and a neighborhood quality rating of 65/100, the potential return on investment may not meet investor expectations. Family rental While the home could appeal to families given its size, the 16.5% gap from fair value indicates that it is overpriced and may limit demand in the family rental market. The condition score of 62/100 further suggests potential renovation costs that could deter family renters looking for appealing options. Buy-and-hold As a buy-and-hold investment, the property’s fair value of €234,297 compared to its listing price of €273,000 shows it is overpriced and may not be the best option for long-term capital appreciation. With a gross yield of 4.7%, the asset’s appeal as a long-term investment diminishes in light of its market pricing.
Economic Volatility Risk The economic stability score of 60 indicates a moderate risk of economic fluctuations, which could impact tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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