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 70 m², energy rating D. Located on rua Monte de São Gens S / N, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This property boasts a private terrace, providing an ideal outdoor retreat for leisure and relaxation.
The valuation. The asking price of €270,000 sits at a 6.4% premium over the fair value of €253,824, indicating it is priced fairly against current market conditions. The property reflects a balanced investment opportunity without significant downside risk.
Fair value modelled at €253,824 from 6 comparable sales in the area. Asking €270,000 sits €16,176 (6.4%) above — overpriced versus fair value.
Asking €270,000 versus the rua Monte de São Gens S / N area baseline of €231,841 (€3,312/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 €231,841, adjusted for condition and micro-location, gives a modelled fair value of €253,824 (€3,626/m²), a €16,176 (6.4%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Monte de São Gens S / N | Subject | €270,000 | €3,857 | — | 80 | 71 |
| Custóias, Leça do Balio e Guifões · 1907f7 | Active | €285,000 | €3,904 | 1.2% | 72 | 73 |
| rua de Francos, 532 | Active | €230,000 | €3,710 | 3.8% | 85 | 70 |
| avenida Xanana Gusmão | Active | €420,000 | €3,307 | 14.3% | 77 | 67 |
| rua da Constituição | Active | €355,000 | €5,000 | 29.6% | 74 | 76 |
| Median comp | €320,000 | €3,807 | 1.3% | 76 | 72 |
Long-term rental The property presents a gross yield of 4%, which is reasonable given the mixed urban-suburban characteristics of the location. However, with a fair market value of €253,824, it is priced at €270,000, indicating it is at a fair value with limited room for appreciation. Family rental This 2-bed apartment is ideally suited for family rentals given its proximity to Porto and decent neighborhood ratings, reflecting good tenant quality and accessibility to amenities. Despite being priced at €270,000, which aligns closely with its fair value, there's moderate potential for stable demand from families seeking longer-term accommodations. Buy-and-hold Though the apartment is at fair value, maintaining a buy-and-hold strategy may be prudent, given the reasonable yield and the expectation of gradual market growth. With a current listing price reflecting its worth, investors can benefit from long-term appreciation without immediate concern of overpricing. Not ideal for luxury market The property does not align with luxury market expectations due to its pricing and neighborhood ratings, which limit its appeal in the ultra-premium segments. Investors should recognize that at €270,000, it sits firmly at fair value rather than presenting an opportunity in the luxury sector. Not ideal for short-term vacation rental Given the location's urban-suburban nature and the property’s characteristics, short-term vacation rentals might struggle in attracting tourists who seek city-center experiences. At a fair listing price of €270,000, it doesn't represent the right fit for investors focusing on this rental strategy. Not ideal for student housing The neighborhood ratings suggest that this area is not ideally suited for the student housing market, as its tenant quality may not align with student needs. Moreover, with pricing at €270,000 reflecting a fair market value, potential investors may find better opportunities in dedicated student housing locations.
Tenant turnover risk The average tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and additional costs associated with leasing activities.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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