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.
1-bedroom, 1-bathroom apartment of 62 m² on the 3rd floor, built in 2001, energy rating C. Located on rua de Santana, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment includes central heating for year-round comfort and a garage, offering valuable parking and storage options in a densely populated area.
The valuation. The asking price of €263,000 is significantly above the fair value of €219,462, indicating an overpriced property by €43,538 (19.8%). Investors should be cautious in considering this listing.
Fair value modelled at €219,462 from 6 comparable sales in the area. Asking €263,000 sits €43,538 (19.8%) above — overpriced versus fair value.
Asking €263,000 versus the rua de Santana area baseline of €253,859 (€4,095/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €253,859, adjusted for condition and micro-location, gives a modelled fair value of €219,462 (€3,540/m²), a €43,538 (19.8%) gap versus the €263,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santana | Subject | €263,000 | €4,242 | — | 70 | 72 |
| Águas Santas · 001bb5 | Active | €220,000 | €3,188 | 24.8% | 72 | 70 |
| São Mamede de Infesta e Senhora da Hora · 33bb12 | Active | €300,000 | €4,688 | 10.5% | 67 | 70 |
| travessa Engenheiro Duarte Pacheco, 31 | Active | €298,000 | €3,725 | 12.2% | 72 | 68 |
| Custóias, Leça do Balio e Guifões · 001b4f | Active | €265,000 | €4,492 | 5.9% | 73 | 71 |
| Median comp | €281,500 | €4,109 | 3.1% | 72 | 70 |
Long-term rental The property in Custóias, listed at €263,000, is priced 19.8% above its fair value of €219,462, indicating that it is overpriced. With a gross yield of only 3.3%, this investment is unlikely to meet the return expectations for a long-term rental strategy. Family rental At €263,000, the property exceeds its fair value by 19.8%, making it overpriced and potentially unattractive for family renters seeking reasonable housing costs. Given the average neighbourhood condition rating of 72/100, families may prioritize better-valued alternatives in the area. Buy-and-hold The property is currently listed at €263,000, which is 19.8% above its fair value, signifying that it is overpriced for a buy-and-hold investment approach. The lower yield of 3.3% suggests that long-term capital growth may not compensate for the inflated purchase price in this suburban market.
Economic Dependence Risk The property may be vulnerable to economic fluctuations as indicated by its economic stability score of 70/100, which suggests potential susceptibility to downturns affecting tenant occupancy.
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