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, 2-bathroom apartment of 126 m², energy rating C. Located on alameda de São Miguel, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes an independent laundry room for enhanced organization, alongside a shared outdoor space featuring a soccer field for children's recreation and socialization.
The valuation. The asking price of €329,000 sits slightly below the fair value of €334,716, indicating a competitive market positioning with a difference of only €5,716 (1.7%). Verdict: fair.
Fair value modelled at €334,716 from 6 comparable sales in the area. Asking €329,000 sits €5,716 (1.7%) below — the upside to fair value.
Asking €329,000 versus the alameda de São Miguel area baseline of €369,809 (€2,935/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €369,809, adjusted for condition and micro-location, gives a modelled fair value of €334,716 (€2,656/m²), a €5,716 (1.7%) gap versus the €329,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda de São Miguel | Subject | €329,000 | €2,611 | — | 75 | 76 |
| Custóias, Leça do Balio e Guifões · 627022 | Active | €519,000 | €2,966 | 13.6% | 80 | 73 |
| rua Nova do Seixo | Active | €425,000 | €2,471 | 5.4% | 78 | 65 |
| rua Rodrigo Pedro | Active | €370,000 | €2,606 | 0.2% | 76 | 66 |
| Custóias, Leça do Balio e Guifões · 4a7e00 | Active | €333,000 | €2,707 | 3.7% | 72 | 76 |
| Median comp | €397,500 | €2,657 | 1.7% | 77 | 70 |
Long-term rental With a yield of 4% gross, this property generates a reasonable return for long-term rental investors. Its fair valuation of €329,000 is closely aligned with market expectations, making it a stable option for those looking to enter the rental market in a high-demand area. Short-term vacation rental Though the neighboring amenities and cultural offerings attract tourists, the yield and fair value indicate that this property does not present a significant opportunity for short-term vacation rentals above its fair value. The condition rating of 78/100 suggests some potential for improvement that could enhance appeal in the vacation rental market. Buy-and-hold Investors considering a buy-and-hold strategy may find this property worthwhile due to its fair value status and the potential for stable cash flow. However, the modest appreciation expected given its current pricing indicates that the property is solid but will not generate exceptional returns over time. Not ideal for: This property is not suitable for student housing, agricultural investment, or industrial development given the context of its residential focus and fair valuation assessment.
Tenant turnover risk A tenant stability score of 70/100 indicates potential for higher turnover, which can 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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