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 69 m² on the 3rd floor, built in 1992, energy rating D. Located on praceta 19 de Fevereiro, 64, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Note: The apartment showcases an independent laundry room and a spacious kitchen designed for socializing, which enhances both functionality and lifestyle appeal for everyday living.
The valuation. The asking price of €249,000 is slightly below the fair value of €254,301, making it a reasonable investment. This positions the apartment as fairly priced within the current market.
Fair value modelled at €254,301 from 6 comparable sales in the area. Asking €249,000 sits €5,301 (2.1%) below — the upside to fair value.
Asking €249,000 versus the praceta 19 de Fevereiro, 64 area baseline of €273,578 (€3,965/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €273,578, adjusted for condition and micro-location, gives a modelled fair value of €254,301 (€3,686/m²), a €5,301 (2.1%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta 19 de Fevereiro, 64 | Subject | €249,000 | €3,609 | — | 70 | 73 |
| São Mamede de Infesta e Senhora da Hora · 25f57e | Active | €299,000 | €4,271 | 18.4% | 72 | 65 |
| São Mamede de Infesta e Senhora da Hora · a8ed55 | Active | €310,000 | €3,690 | 2.3% | 75 | 76 |
| travessa Avilhó, 23 | Active | €265,000 | €3,681 | 2.0% | 80 | 67 |
| São Mamede de Infesta e Senhora da Hora · ade605 | Active | €399,000 | €3,244 | 10.1% | 70 | 77 |
| Median comp | €304,500 | €3,686 | 2.1% | 74 | 72 |
Long-term rental The property in Custóias is fairly priced at €249,000, reflecting a narrow gap of 2.1% from its fair value of €254,301. With a gross yield of 4%, it offers a stable return in a suburban area with good amenities and access to employment. Family rental This 2-bed apartment is a suitable option for family rentals, particularly given its fair pricing and decent condition score of 73/100. The location provides access to good amenities and is favorable for tenant quality, making it appealing for long-term family tenants.
Economic Vulnerability: With both economic and tenant stability scores at 75/100, there is a moderate risk of fluctuations in market conditions potentially leading to reduced demand and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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