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, 2-bathroom house of 187 m², built in 1981, energy rating E. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property boasts a well-insulated façade with an exterior thermal insulation system and modern lacquering on aluminum windows, enhancing energy efficiency and aesthetic appeal.
The valuation. The asking price of €457,000 is €25,364 (5.9%) above the fair value of €431,636, indicating that the property is fairly valued.
Fair value modelled at €431,636 from 6 comparable sales in the area. Asking €457,000 sits €25,364 (5.9%) above — overpriced versus fair value.
Asking €457,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €457,801 (€2,448/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €457,801, adjusted for condition and micro-location, gives a modelled fair value of €431,636 (€2,308/m²), a €25,364 (5.9%) gap versus the €457,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 07fd61 | Subject | €457,000 | €2,444 | — | 72 | 65 |
| São Mamede de Infesta e Senhora da Hora · 3a6fca | Active | €430,000 | €1,955 | 20.0% | 68 | 77 |
| avenida Marechal Gomes da Costa | Active | €255,000 | €1,301 | 46.8% | 70 | 73 |
| Custóias, Leça do Balio e Guifões · 15e073 | Active | €490,000 | €2,970 | 21.5% | 75 | 79 |
| rua Fonte Velha, 761 | Active | €225,180 | €2,502 | 2.4% | 62 | 59 |
| Median comp | €342,500 | €2,229 | 8.8% | 69 | 75 |
Long-term rental The property at €457,000 is fairly priced, with a 5.9% gap to its fair value of €431,636, indicating that long-term rental returns are unlikely to exceed expectations at a gross yield of 2.4%. The suburban location offers stable rental demand, appealing to middle-class tenants seeking proximity to Porto's employment opportunities. Family rental With a gross yield of 2.4%, the property is fairly valued at €457,000, making it a potentially steady option for family rentals in a suburban area that provides access to Porto's job market. The overall condition rating of 75/100 reflects livability for family tenants, despite the average neighborhood rating of 65/100. Buy-and-hold The investment thesis for this property suggests it is fairly priced at €457,000, providing a limited upside due to a 2.4% yield that may yield slow appreciation in a stable suburban market. Given the decent condition score and potential for long-term stability, it can serve as a hold in a portfolio focused on residential assets near Porto.
Economic Vulnerability With an economic stability score of 60/100, there is a risk that economic downturns could negatively impact property value and demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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