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 house of 110 m², built in 2022, energy rating B. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes a spacious attic with generous ceiling height, currently utilized as a third bedroom, and an independent 36 m² annex, perfect for additional leisure or storage space.
The valuation. The asking price of €395,000 is closely aligned with the fair value of €397,672, sitting just €2,672 (0.7%) below it, indicating a fair pricing of the property. Buy-to-flip angle. This strategy entails renovating the property to maximize its appeal and subsequently listing for resale, taking advantage of market demand in the Porto metro area. Buy-to-let angle. The estimated rental income stands at €1,053 per month, providing a gross yield of 3.2%, making it a solid choice for long-term rental and family accommodation.
Fair value modelled at €397,672 from 6 comparable sales in the area. Asking €395,000 sits €2,672 (0.7%) below — the upside to fair value.
Asking €395,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €357,671 (€3,252/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €357,671, adjusted for condition and micro-location, gives a modelled fair value of €397,672 (€3,615/m²), a €2,672 (0.7%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 57fdb2 | Subject | €395,000 | €3,591 | — | 78 | 72 |
| rua Paredes | Active | €490,000 | €6,533 | 81.9% | 75 | 72 |
| rua Alcaide de Faria, 223 | Active | €345,000 | €6,635 | 84.8% | 82 | 67 |
| jardim e Terraço ao Monte dos Burgos | Active | €280,000 | €2,800 | 22.0% | 75 | 65 |
| São Mamede de Infesta e Senhora da Hora · 28bc66 | Active | €355,000 | €3,480 | 3.1% | 87 | 68 |
| Median comp | €350,000 | €5,007 | 39.4% | 79 | 68 |
Long-term rental The property in Custóias presents a fair investment opportunity for long-term rental, given its fair market price of €395,000 and a modest yield of 3.2%. With a decent neighborhood score of 72/100, it is likely to attract stable tenants looking for comfortable living in the Porto metro area. Buy-and-hold As a buy-and-hold strategy, this property offers a reliable asset for investors seeking to benefit from steady appreciation over time, with a current fair value closely aligning with the asking price. The property's solid condition rating of 82/100 supports the case for long-term ownership and maintenance of its value. Family rental Given its size and location, this house is positioned as a suitable family rental, appealing to individuals or families who appreciate the convenient amenities in the Porto metro area. The fair valuation indicates that the asking price of €395,000 is reasonable, making it a practical choice for family-oriented tenants. Short-term rental This property is not ideal for short-term rental, as the yield of 3.2% does not significantly advantage investors in the competitive market of vacation rentals. Additionally, the characteristics of the neighborhood suggest that it may not meet the high demand typically seen in prime short-term rental locations. Student housing The property is ill-suited for student housing, with a yield that falls below the expectations commonly associated with this rental segment. Its neighborhood rating reflects moderate appeal, which may not attract the transient student population seeking vibrant areas near universities.
Tenant volatility risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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