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 112 m². Located on rua dos Fogueteiros, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a spacious living room with a fireplace and a private balcony, providing both warmth and an inviting outdoor space for relaxation.
The valuation. The asking price of €470,000 sits €109,558 (30.4%) above the fair value of €360,442, indicating that this property is overpriced according to market standards.
Fair value modelled at €360,442 from 6 comparable sales in the area. Asking €470,000 sits €109,558 (30.4%) above — overpriced versus fair value.
Asking €470,000 versus the rua dos Fogueteiros area baseline of €384,172 (€3,430/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €384,172, adjusted for condition and micro-location, gives a modelled fair value of €360,442 (€3,218/m²), a €109,558 (30.4%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Fogueteiros | Subject | €470,000 | €4,196 | — | 65 | 72 |
| Ramalde · ba5b28 | Active | €360,000 | €2,880 | 31.4% | 62 | 76 |
| rua Real de Baixo, 213 | Active | €390,000 | €3,391 | 19.2% | — | 76 |
| Paranhos · 6ebc0c | Active | €432,000 | €2,634 | 37.2% | 55 | 72 |
| São Mamede de Infesta e Senhora da Hora · 28baa1 | Active | €389,000 | €3,777 | 10.0% | 70 | 74 |
| Median comp | €389,500 | €3,136 | 25.3% | 62 | 75 |
Long-term rental The property in Custóias is overpriced at €470,000, with a significant gap of 30.4% from its fair value of €360,442. With a gross yield of only 3.6%, the return on investment may not justify the elevated purchase price. Family rental While the suburban location offers a safe environment and decent amenities, the pricing of €470,000 appears excessive when compared to the calculated fair value. Families may seek more affordable alternatives in neighborhoods with comparable amenities but lower costs, making this property less attractive for family rental. Buy-and-hold Investing in this property for a long-term hold strategy does not seem prudent, as it is priced 30.4% above fair value. The moderate condition rating of 68/100 further complicates the investment, limiting potential appreciation in an already overpriced market.
Economic Vulnerability Given the economic stability score of 70/100, there is a risk of potential volatility in the local economy that could affect rental demand and income stability.Tenant Vulnerability With a tenant stability score of 70/100, there is a risk that tenant turnover may be higher than expected, leading to potential vacancies and loss of rental income.
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