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.
6-bedroom, 4-bathroom house of 189 m², built in 1988, energy rating D. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This multi-unit residence boasts a fully remodeled T2 with open space design and independent entrances for each unit, maximising rental income potential in a residential area. Potenciais Notáveis: Esta residência multifamiliar conta com um T2 totalmente remodelado com design de espaço aberto e entradas independentes para cada unidade, maximizando o potencial de rendimento em uma área residencial.
The valuation. The asking price of €425,000 is significantly above fair value, which is assessed at €370,529. This reflects a premium of €54,471, or 14.7%, indicating that the property is overpriced.
Fair value modelled at €370,529 from 6 comparable sales in the area. Asking €425,000 sits €54,471 (14.7%) above — overpriced versus fair value.
Asking €425,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €444,612 (€2,352/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €444,612, adjusted for condition and micro-location, gives a modelled fair value of €370,529 (€1,960/m²), a €54,471 (14.7%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 2ce073 | Subject | €425,000 | €2,249 | — | 60 | 70 |
| Matosinhos e Leça da Palmeira · 7cad31 | Active | €365,000 | €1,229 | 45.3% | 70 | 68 |
| Perafita, Lavra e Santa Cruz do Bispo · f14cd1 | Active | €675,000 | €2,083 | 7.4% | — | 73 |
| parque de Real | Active | €499,000 | €2,170 | 3.5% | 65 | 70 |
| rua Dom Frei Aires, 179 | Active | €730,000 | €2,580 | 14.7% | 76 | 73 |
| Median comp | €587,000 | €2,127 | 5.4% | 70 | 72 |
Family rental The property, listed at €425,000, exceeds its fair value of €370,529 by 14.7%, indicating it is overpriced. With a gross yield of 3.6% and a neighborhood rating of 70/100, the investment potential may be limited for family rentals. Long-term rental At a listing price of €425,000, this property is overpriced compared to the fair value of €370,529, representing a 14.7% gap. With the current yield at 3.6% and decent neighborhood amenities, long-term rental appeal is constrained due to the inflated price. Buy-and-hold Listing at €425,000, the property is 14.7% above its fair value of €370,529, indicating it is overpriced for a buy-and-hold strategy. While the gross yield stands at 3.6%, the property’s appreciation potential may not justify the investment given its current valuation.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which can lead to increased vacancy rates and potential loss of rental income.
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