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 160 m², energy rating C. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property boasts a modern kitchen island and a spacious walk-in closet, enhancing both functionality and style within its well-maintained interior.
The valuation. The asking price of €390,000 is significantly above the fair value of €279,016, with a notable difference of €110,984 (39.8%). This property is considered overpriced in the current market.
Fair value modelled at €279,016 from 6 comparable sales in the area. Asking €390,000 sits €110,984 (39.8%) above — overpriced versus fair value.
Asking €390,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €234,338 (€1,465/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting 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 €234,338, adjusted for condition and micro-location, gives a modelled fair value of €279,016 (€1,744/m²), a €110,984 (39.8%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 76aa85 | Subject | €390,000 | €2,438 | — | 75 | 69 |
| rua Monte da Terra, 409 | Active | €375,000 | €1,705 | 30.1% | 72 | 71 |
| rua Maia Pinto, 101 | Active | €240,000 | €1,548 | 36.5% | 75 | 64 |
| São Mamede de Infesta e Senhora da Hora · 4b97c6 | Active | €220,000 | €1,158 | 52.5% | — | 68 |
| Custóias, Leça do Balio e Guifões · 15e073 | Active | €490,000 | €2,970 | 21.8% | 75 | 79 |
| Median comp | €307,500 | €1,627 | 33.3% | 75 | 70 |
Long-term rental The current listing price of €390,000 is significantly above the fair value of €279,016, resulting in a 39.8% gap that makes this property overpriced for the long-term rental market. With a gross yield of only 3.1% and a neighborhood rating of 69/100, the potential return on investment does not justify the purchase at this price point. Family rental Given that the property is priced at €390,000 while fair value stands at €279,016, it is overpriced for family rental purposes, presenting a 39.8% gap. The home's condition score of 76/100 and the area’s amenities may appeal to families, but the financials do not support the investment at the current asking price. Buy-and-hold As a buy-and-hold investment, the property listed at €390,000 is overpriced compared to its fair value of €279,016, indicating a concerning 39.8% discrepancy. The low gross yield of 3.1% further diminishes any long-term appreciation potential, making this an unwise acquisition at the present valuation.
Economic Vulnerability The property has a moderate economic stability score of 65/100, indicating potential fluctuations in market conditions that may affect rental income. Tenant Volatility Despite a tenant stability score of 70/100, there remains a risk of tenant turnover that could lead to temporary vacancies and reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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