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 85 m², built in 2002. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a private terrace perfect for outdoor relaxation, and is conveniently located next to Custió metro station, enhancing accessibility for commuters.
The valuation. The asking price of €335,000 exceeds the fair value of €245,134 by €89,866, indicating that the property is overpriced by 36.7%. This suggests the apartment may not present a viable investment opportunity at this asking price.
Fair value modelled at €245,134 from 6 comparable sales in the area. Asking €335,000 sits €89,866 (36.7%) above — overpriced versus fair value.
Asking €335,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €285,727 (€3,361/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €285,727, adjusted for condition and micro-location, gives a modelled fair value of €245,134 (€2,884/m²), a €89,866 (36.7%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · e83427 | Subject | €335,000 | €3,941 | — | 70 | 78 |
| rua de Recarei S / N | Active | €390,000 | €3,000 | 23.9% | 70 | 71 |
| Custóias, Leça do Balio e Guifões · 875119 | Active | €320,000 | €3,478 | 11.7% | 75 | 75 |
| rua Simão Bolívar | Active | €310,000 | €2,768 | 29.8% | 70 | 71 |
| rua Doutor Carlos Pires Felgueiras S / N | Active | €277,500 | €2,721 | 31.0% | 65 | 76 |
| Median comp | €315,000 | €2,884 | 26.8% | 70 | 73 |
Long-term rental Given the estimated fair value of €245,134, the property is overpriced at €335,000, resulting in a significant gap of 36.7%. This price disparity limits the potential for long-term rental gains, as the gross yield of 3.1% does not justify the investment. Buy-and-hold With a fair value of €245,134 and a market price of €335,000, this property is overpriced, reflecting an unfavorable investment position. The 3.1% gross yield further confirms a lack of attractive appreciation potential for a buy-and-hold strategy. Family rental The apartment's current price of €335,000 is significantly above its fair value of €245,134, making the property overpriced for a family rental strategy. Despite the decent neighborhood rating of 78/100, the high purchase price severely hampers potential returns for families seeking rental housing.
Economic Sensitivity The relatively high economic stability score of 80/100 may indicate a favorable market environment; however, the tenant stability score of 75/100 suggests potential fluctuations in tenant retention, which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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