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, 5-bathroom house of 368 m², energy rating C. Located on avenida Engenheiro Luís Azevedo Coutinho, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes a multifunctional basement that can accommodate a game room or additional bedroom, enhancing its versatility for family living or entertainment.
The valuation. The asking price of €870,000 exceeds the fair value of €694,081 by €175,919, or 25.3%. This clearly indicates that the property is overpriced.
Fair value modelled at €694,081 from 6 comparable sales in the area. Asking €870,000 sits €175,919 (25.3%) above — overpriced versus fair value.
Asking €870,000 versus the avenida Engenheiro Luís Azevedo Coutinho area baseline of €887,992 (€2,413/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €887,992, adjusted for condition and micro-location, gives a modelled fair value of €694,081 (€1,886/m²), a €175,919 (25.3%) gap versus the €870,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Engenheiro Luís Azevedo Coutinho | Subject | €870,000 | €2,364 | — | 66 | 70 |
| São Mamede de Infesta e Senhora da Hora · cc9be3 | Active | €575,000 | €2,203 | 6.8% | 70 | 63 |
| Cidade da Maia · 4a440a | Active | €429,000 | €2,043 | 13.6% | 72 | 78 |
| avenida Visconde de Barreiros, 9 | Active | €900,000 | €2,594 | 9.7% | 68 | 75 |
| São Mamede de Infesta e Senhora da Hora · 467fd3 | Active | €575,000 | €1,186 | 49.9% | 74 | 72 |
| Median comp | €575,000 | €2,123 | 10.2% | 71 | 74 |
Long-term rental The property is overpriced at €870,000 compared to its fair value of €694,081, resulting in a significant gap of 25.3%. With a gross yield of only 3.5%, this investment may not meet the return expectations for long-term rental strategies. Family rental Despite being situated in a suburban area with good economic conditions, the €870,000 asking price exceeds the fair market value by 25.3%. Given the property's condition and neighborhood score of 70/100, it may not attract families looking for value. Buy-and-hold At an asking price of €870,000, this property presents a notably higher valuation than the fair value of €694,081, leading to a considerable 25.3% discrepancy. The relatively modest gross yield of 3.5% raises concerns about the long-term holding prospects and potential returns for investors.
Tenant turnover risk High tenant turnover is likely given the Tenant stability score of 60/100, indicating potential difficulty in maintaining consistent rental income.
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