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.
4-bedroom, 2-bathroom house of 126 m², built in 1968, energy rating C. Located on rua Cândido dos Reis, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Unique Feature: The property includes a water well and borehole, enhancing its potential for sustainable water use and gardening in the expansive 95 m² outdoor space.
The valuation. The asking price of €250,000 is significantly above the fair value of €165,319, representing an overvaluation of €84,681 (51.2%). This deviation suggests that the property is overpriced and may not represent a sound investment opportunity.
Fair value modelled at €165,319 from 6 comparable sales in the area. Asking €250,000 sits €84,681 (51.2%) above — overpriced versus fair value.
Asking €250,000 versus the rua Cândido dos Reis area baseline of €302,538 (€2,401/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 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 €302,538, adjusted for condition and micro-location, gives a modelled fair value of €165,319 (€1,312/m²), a €84,681 (51.2%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cândido dos Reis | Subject | €250,000 | €1,984 | — | 30 | 74 |
| rua Nova de Sendim | Active | €425,000 | €447 | 77.5% | 20 | 67 |
| rua Monte Xisto | Active | €235,000 | €783 | 60.5% | 35 | 68 |
| Custóias, Leça do Balio e Guifões · 19077a | Active | €150,000 | €1,500 | 24.4% | — | 69 |
| rua da Estrada Velha | Active | €215,000 | €1,132 | 43.0% | 15 | 68 |
| Median comp | €225,000 | €958 | 51.7% | 20 | 68 |
Long-term rental The property is overpriced at €250,000, significantly exceeding its fair value of €165,319 by 51.2%. While the gross yield of 6.3% may seem attractive, the elevated purchase price diminishes its long-term rental viability in this suburban area. Family rental With a fair value gap of 51.2%, this house is listed above the market rate at €250,000, which could deter potential family renters. Although the neighborhood scores well on safety and education, the high price point may limit demand from families seeking affordable housing options. Buy-and-hold The buy-and-hold strategy is compromised by the property's hefty price of €250,000, which is overvalued by 51.2% against fair market value. Investing in this property could result in limited appreciation potential due to the already inflated cost compared to its intrinsic worth.
Potential Tenant Turnover The tenant stability score of 65/100 indicates a moderate risk of turnover, which could affect rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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