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, 1-bathroom house of 91 m², built in 1982, energy rating E. Located Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes both a sizable attic for versatile use and excellent solar exposure, enhancing natural light and potential living space options.
The valuation. The asking price of €270,000 is slightly above the fair value of €259,648, indicating a premium of €10,352 (4.0%). This price positioning reflects a property that is fairly valued in the current market. Buy-to-flip angle. The resale strategy focuses on leveraging the property’s condition and location to attract buyers, capitalizing on the proximity to Porto for potential appreciation. A quick renovation could enhance appeal and drive a price higher than the current asking. Buy-to-let angle. With an estimated rental income of €900/month, the house offers a gross yield of 4%, making it an attractive option for long-term investment. The suburban setting appeals to families seeking stability and access to Porto’s job market.
Fair value modelled at €259,648 from 6 comparable sales in the area. Asking €270,000 sits €10,352 (4.0%) above — overpriced versus fair value.
Asking €270,000 versus the Custóias, Leça do Balio e Guifões, Matosinhos, Porto area baseline of €278,388 (€3,059/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 €278,388, adjusted for condition and micro-location, gives a modelled fair value of €259,648 (€2,853/m²), a €10,352 (4.0%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Custóias, Leça do Balio e Guifões · 76afea | Subject | €270,000 | €2,967 | — | 62 | 64 |
| rua Gonçalves Zarco | Active | €260,000 | €2,737 | 7.8% | — | 76 |
| rua Fonte Velha, 761 | Active | €225,180 | €2,502 | 15.7% | 62 | 59 |
| Ramalde · 439169 | Active | €499,000 | €3,119 | 5.1% | — | 75 |
| Custóias, Leça do Balio e Guifões · 19f7bf | Active | €290,000 | €3,816 | 28.6% | 72 | 63 |
| Median comp | €275,000 | €2,928 | 1.3% | 67 | 69 |
Long-term rental This property, with a gross yield of 4%, aligns with the stability expected in the long-term rental market. However, given its fair valuation at €270,000, it does not present a compelling opportunity for rental income enhancement. Buy-and-hold Holding this property for the long term may yield moderate benefits given its fair value status and adequate condition rating of 67/100. While appreciation potential exists due to proximity to Porto, the current valuation indicates that it isn't positioned for significant short-term gains. Family rental The 2-bed house in Custóias is suitably priced for family rental, benefiting from the decent neighborhood rating of 64/100. Still, at a fair market price of €270,000, it may struggle to stand out in an already competitive market for family housing. Not ideal for short-term vacation rental The property’s fair valuation of €270,000 suggests it is not well-suited for short-term vacation rentals, where investors typically seek more favorable pricing against market value. Additionally, the suburban location and neighborhood amenities may not attract the short-term rental demand necessary for profitability. Not ideal for luxury market Given its current fair value status, this property does not meet the criteria for the luxury market, where higher returns would be expected. Moreover, the 67/100 condition rating may not appeal to luxury buyers seeking premium features and finishes. Not ideal for student housing The property, priced at €270,000, does not offer the financial advantages that many student rentals provide, particularly given its fair valuation. Furthermore, its suburban setting may not attract the student demographic that favors proximity to urban centers and amenities.
[Tenant instability risk] With a tenant stability score of 55/100, there is a heightened risk of turnover and vacancy, which could adversely impact rental income and profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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