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 132 m², energy rating E. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property boasts a patio with a leisure area and pool, enhancing outdoor living and entertaining opportunities, along with a practical garage for parking convenience.
The valuation. The asking price of €450,000 is slightly below the fair value of €459,089, positioning this property as a fair opportunity in the current market, with a difference of €9,089 (2.0%). Buy-to-flip angle. The resale strategy could capitalize on the high-quality finishes and appliances, allowing for an enhanced price on the market post-renovation. With the neighborhood's mixed rating, strategic upgrades could significantly increase resale value. Buy-to-let angle. Aiming for a gross yield of 3%, the estimated rental income of €1,125 per month provides a steady cash flow, making this property appealing for long-term, family rentals in a well-connected location near Porto.
Fair value modelled at €459,089 from 6 comparable sales in the area. Asking €450,000 sits €9,089 (2.0%) below — the upside to fair value.
Asking €450,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €376,306 (€2,851/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €376,306, adjusted for condition and micro-location, gives a modelled fair value of €459,089 (€3,478/m²), a €9,089 (2.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 0c0655 | Subject | €450,000 | €3,409 | — | 76 | 67 |
| Matosinhos e Leça da Palmeira · ba5b77 | Active | €370,000 | €2,913 | 14.5% | 82 | 68 |
| rua Nova de Tourais | Active | €560,000 | €3,218 | 5.6% | 63 | 64 |
| rua Nova do Estádio | Active | €598,000 | €3,738 | 9.6% | 73 | 72 |
| parque da Cidade | Active | €535,000 | €4,280 | 25.5% | 74 | 75 |
| Median comp | €547,500 | €3,478 | 2.0% | 74 | 70 |
Long-term rental This 2-bed house in Custóias offers a stable gross yield of 3%, aligning well with the fair value assessment of €459,089. The property benefits from proximity to Porto, improving its long-term rental appeal despite a slightly lower neighbourhood rating of 67/100. Family rental Given its spacious layout of 132m² and a condition score of 79/100, this property could attract families seeking a comfortable living space in a growing area. However, while it is positioned fairly at €450,000, potential investment returns should be carefully evaluated against local amenities and market conditions. Buy-and-hold Acquiring this property for a buy-and-hold strategy could provide a reasonable investment given the fair valuation and gradual appreciation expected in the Custóias area. However, the 3% gross yield suggests that, while the property is priced fairly, it might not yield substantial short-term cash flow, warranting a focus on long-term growth potential.
Tenant turnover risk The tenant stability score of 67/100 suggests a moderate likelihood of tenant turnover, which could impact rental income and property cash flow.
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