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.
3-bedroom, 4-bathroom house of 110 m², energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This property includes a well-designed outdoor area with a pool and barbecue, perfect for both relaxation and entertaining in a vibrant neighborhood setting.
The valuation. The asking price of €645,500 is significantly above fair value, which is estimated at €450,787, yielding an overpriced position of €194,713 (43.2%). This indicates that potential buyers may be paying a premium that is not justified by market fundamentals.
Fair value modelled at €450,787 from 6 comparable sales in the area. Asking €645,500 sits €194,713 (43.2%) above — overpriced versus fair value.
Asking €645,500 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €441,702 (€4,015/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €441,702, adjusted for condition and micro-location, gives a modelled fair value of €450,787 (€4,098/m²), a €194,713 (43.2%) gap versus the €645,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 3750d6 | Subject | €645,500 | €5,868 | — | 75 | 71 |
| rua do Pico | Active | €590,000 | €5,413 | 7.8% | 80 | 71 |
| São Mamede de Infesta e Senhora da Hora · 162680 | Active | €495,000 | €4,670 | 20.4% | 75 | 68 |
| jardim Cidade da Maia | Active | €592,000 | €2,819 | 52.0% | 75 | 69 |
| rua Andorinhas | Active | €520,000 | €6,047 | 3.0% | 75 | 72 |
| Median comp | €555,000 | €5,042 | 14.1% | 75 | 70 |
Long-term rental The property's current listing is set at €645,500, reflecting a significant premium over its calculated fair value of €450,787, resulting in a 43.2% discrepancy. With a gross yield of only 1.8%, this long-term rental strategy is unlikely to deliver attractive returns given the property's overpriced nature. Buy-and-hold Investing in this property for a buy-and-hold strategy is questionable, as it is overpriced by 43.2% against its fair market value of €450,787. Additionally, a low gross yield of 1.8% indicates that the potential returns may not justify the initial investment, particularly in a less-than-premium neighborhood. Family rental As the property is listed at €645,500 but only holds a fair value of €450,787, it suggests that families seeking rental opportunities might find better value elsewhere. The gross yield of 1.8% reinforces the notion that the family rental market may not be served well by this expensive investment, especially in a neighborhood that lacks premium educational facilities.
Economic and Tenant Instability Risk With both the economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuations in rental income and potential tenant turnover affecting property performance negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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