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, 3-bathroom apartment of 183 m² on the 5th floor, built in 2005, energy rating C. Located on rua do Mosteiro S / N, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment includes a generous balcony off the living room and is situated near the scenic Corredor do Rio Leça, perfect for outdoor enthusiasts.
The valuation. The asking price of €435,000 is positioned at a slight premium of €18,990 (4.6%) over the fair value of €416,010, indicating a valuation consistent with the market's expectations.
Fair value modelled at €416,010 from 6 comparable sales in the area. Asking €435,000 sits €18,990 (4.6%) above — overpriced versus fair value.
Asking €435,000 versus the rua do Mosteiro S / N area baseline of €431,324 (€2,357/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 €431,324, adjusted for condition and micro-location, gives a modelled fair value of €416,010 (€2,273/m²), a €18,990 (4.6%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Mosteiro S / N | Subject | €435,000 | €2,377 | — | 80 | 73 |
| Cidade da Maia · 4a42ab | Active | €449,000 | €2,032 | 14.5% | 76 | 74 |
| rua Futebol Clube Infesta | Active | €320,000 | €2,370 | 0.3% | 73 | 66 |
| rua Dom Frei Rodrigo da Cunha, 175 | Active | €320,000 | €2,148 | 9.7% | 72 | 69 |
| rua Padre Américo | Active | €319,900 | €2,176 | 8.4% | 70 | 82 |
| Median comp | €320,000 | €2,162 | 9.0% | 73 | 72 |
Long-term rental This property provides a steady long-term rental opportunity in a suburban area benefiting from proximity to Porto's economy and amenities. With a fair value gap of 4.6%, it sits at an attractive entry point for investors prioritizing stability over immediate yield. Family rental The 3-bedroom layout and family-oriented neighborhood position this apartment as an appealing option for long-term family tenants. While the rental yield is currently 0%, its location and condition suggest potential for steady occupancy and tenant retention. Buy-and-hold Investing in this property for a buy-and-hold strategy can capitalize on the suburban development in Custóias, appealing to middle-class families. Although the yield is low at 0%, the fair valuation indicates that it may hold value well over time, aligned with the area's growth potential.
Economic vulnerability The economic stability score of 75 suggests a moderate risk of downturns that could affect rental income, particularly when combined with a tenant stability score of 70 indicating potential turnover issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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