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.
3-bedroom, 2-bathroom apartment of 164 m² on the 3rd floor, energy rating C. Located on rua Monte da Mina, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a versatile kitchen with a hidden sliding door, allowing integration with the living area, and includes a fully equipped laundry room with direct access.
The valuation. The asking price of €377,000 is positioned slightly above the fair value of €369,145, amounting to a premium of €7,855, or 2.1%. This aligns with our verdict of fair value.
Fair value modelled at €369,145 from 6 comparable sales in the area. Asking €377,000 sits €7,855 (2.1%) above — overpriced versus fair value.
Asking €377,000 versus the rua Monte da Mina area baseline of €410,717 (€2,504/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €410,717, adjusted for condition and micro-location, gives a modelled fair value of €369,145 (€2,251/m²), a €7,855 (2.1%) gap versus the €377,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Monte da Mina | Subject | €377,000 | €2,299 | — | 73 | 70 |
| rua Futebol Clube Infesta | Active | €320,000 | €2,370 | 3.1% | 73 | 66 |
| rua Padre Américo | Active | €319,900 | €2,176 | 5.3% | 70 | 82 |
| Cidade da Maia · 622b14 | Active | €279,000 | €2,067 | 10.1% | 65 | 75 |
| rua Dom Frei Rodrigo da Cunha, 175 | Active | €320,000 | €2,148 | 6.6% | 72 | 69 |
| Median comp | €319,950 | €2,162 | 6.0% | 71 | 72 |
Long-term rental The 3-bed apartment in Custóias presents a gross yield of 3.9%, indicative of stable rental income potential within a suburban market. At a fair value of €369,145, the property is consistent with the neighborhood's economic conditions and housing market dynamics. Family rental Ideal for family tenants, this apartment's spacious layout and favorable condition rating of 76/100 make it a suitable choice for long-term residency. Its location offers easy access to local amenities in Greater Porto, aligning well with the needs of family-oriented renters. Buy-and-hold Investing in this property for a buy-and-hold strategy seems reasonable, considering its fair market positioning and a neighborhood rating of 70/100. The apartment's yield complements a long-term investment approach, reflecting the stability of the suburban area while being mindful of potential appreciation trends in Greater Porto.
Economic and Tenant Instability The economic and tenant stability scores both at 70/100 indicate a moderate risk for unexpected fluctuations in rent payments or economic downturns affecting tenant retention and property income stability.
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