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, 1-bathroom apartment of 88 m², built in 1988, energy rating D. Located on rua Monte de São Gens, 90, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment boasts two spacious terraces and new thermal aluminum windows with electric shutters, enhancing comfort and energy efficiency. Condition: Well-maintained with average quality materials.
The valuation. The asking price of €279,350 is significantly above the fair value of €236,622, resulting in an excessive premium of €42,728 (18.1%). This property is therefore considered overpriced.
Fair value modelled at €236,622 from 6 comparable sales in the area. Asking €279,350 sits €42,728 (18.1%) above — overpriced versus fair value.
Asking €279,350 versus the rua Monte de São Gens, 90 area baseline of €254,196 (€2,889/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing 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 €254,196, adjusted for condition and micro-location, gives a modelled fair value of €236,622 (€2,689/m²), a €42,728 (18.1%) gap versus the €279,350 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Monte de São Gens, 90 | Subject | €279,350 | €3,174 | — | 65 | 68 |
| Ramalde · a8057f | Active | €280,000 | €3,011 | 5.2% | 65 | 71 |
| rua Adelaide Estrada, 132 | Active | €210,000 | €2,283 | 28.1% | 72 | 70 |
| rua Adelaide Estrada | Active | €280,000 | €3,043 | 4.1% | 70 | 74 |
| São Mamede de Infesta e Senhora da Hora · fe63f5 | Active | €250,000 | €2,381 | 25.0% | — | 80 |
| Median comp | €265,000 | €2,696 | 15.1% | 70 | 73 |
Long-term rental This property may generate a gross yield of 4.3%, but given its fair value of €236,622, the current listing at €279,350 indicates an 18.1% gap and suggests it is overpriced. Additionally, the condition score of 63/100 and the neighbourhood rating of 68/100 indicate that the investment may face challenges attracting quality tenants over time. Family rental While this apartment could cater to family renters, the elevated price of €279,350 versus the fair value of €236,622 suggests it is overpriced by 18.1%. With a condition score of 63/100 and neighbourhood dimensions that may limit appeal, long-term family retention could be a concern. Buy-and-hold Holding this property for appreciation could be risky given its current listing of €279,350, which is 18.1% above the fair value of €236,622, marking it as overpriced. With modest condition and neighbourhood scores, future value enhancement may not justify the premium price paid today.
Economic Volatility Risk The economic stability score of 65/100 indicates potential fluctuations in economic conditions that might affect the property value.
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