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, 2-bathroom apartment of 95 m² on the 1st floor, built in 2003, energy rating D. Located on rua Companhia dos Caolinos, 638, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a modern kitchen with high-quality finishes and a spacious balcony, perfect for outdoor relaxation.
The valuation. The asking price of €320,000 sits slightly below the fair value of €332,840, indicating a margin of €12,840 or 3.9%. This positions the property as fairly valued in the current market.
Fair value modelled at €332,840 from 6 comparable sales in the area. Asking €320,000 sits €12,840 (3.9%) below — the upside to fair value.
Asking €320,000 versus the rua Companhia dos Caolinos, 638 area baseline of €319,135 (€3,359/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting 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 €319,135, adjusted for condition and micro-location, gives a modelled fair value of €332,840 (€3,504/m²), a €12,840 (3.9%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Companhia dos Caolinos, 638 | Subject | €320,000 | €3,368 | — | 73 | 73 |
| avenida Xanana Gusmão | Active | €379,500 | €3,580 | 6.3% | 76 | 74 |
| São Mamede de Infesta e Senhora da Hora · 374fc2 | Active | €290,000 | €3,766 | 11.8% | 75 | 66 |
| avenida do Bessa, 191 | Active | €475,000 | €3,417 | 1.5% | 70 | 70 |
| avenida Engenheiro Luís Azevedo Coutinho S / N | Active | €305,000 | €3,427 | 1.7% | 72 | 80 |
| Median comp | €342,250 | €3,504 | 4.0% | 74 | 72 |
Long-term rental The 2-bed apartment in Custóias offers a gross yield of 3.7%, which is relatively stable and appealing for a long-term rental strategy. Given the fair value of €332,840 compared to the listing price of €320,000, this investment reflects a welcome, modest gap of 3.9% against fair market conditions. Family rental With an overall condition rating of 75/100 and a neighborhood score of 73/100, the apartment is suitable for family rentals, providing a conducive living environment for households. The market's stability in Custóias supports the demand from families looking for decent rental options, further justifying the strategic focus on this demographic. Buy-and-hold Investors adopting a buy-and-hold strategy may find this property appealing due to its fair valuation and decent long-term appreciation potential in a suburban Porto setting. The rental yield of 3.7% indicates a steady income source, making the property a reasonable holding within a long-term portfolio despite its current fair pricing.
Tenant turnover risk The tenant stability score of 68/100 indicates a moderate risk of tenant turnover, which could affect rental income and property cash flow.
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