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.
3-bedroom, 2-bathroom apartment of 164 m² on the 3rd floor, energy rating C. Located on rua Monte da Mina, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The apartment features black granite countertops and stainless steel appliances, enhancing both functionality and modern aesthetics in its contemporary kitchen design.
The valuation. The asking price of €377,000 sits just €4,395 (1.2%) below the fair value of €381,395. This property is considered fairly priced and reflects a sound market position.
Fair value modelled at €381,395 from 5 comparable sales in the area. Asking €377,000 sits €4,395 (1.2%) below — the upside to fair value.
Asking €377,000 versus the rua Monte da Mina area baseline of €381,524 (€2,326/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €381,524, adjusted for condition and micro-location, gives a modelled fair value of €381,395 (€2,326/m²), a €4,395 (1.2%) gap versus the €377,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Monte da Mina | Subject | €377,000 | €2,299 | — | 73 | 68 |
| rua Futebol Clube Infesta | Active | €320,000 | €2,370 | 3.1% | 73 | 66 |
| rua Padre Costa | Active | €265,000 | €1,577 | 31.4% | 78 | 71 |
| rua do Mosteiro S / N | Active | €435,000 | €2,377 | 3.4% | 80 | 73 |
| rua Dom Frei Rodrigo da Cunha, 175 | Active | €320,000 | €2,148 | 6.6% | 72 | 69 |
| Median comp | €320,000 | €2,259 | 1.7% | 76 | 70 |
Long-term rental This 3-bed apartment in Custóias presents a yield of 4.5%, which is a reasonable return in this suburban context. Given its proximity to Porto, it can attract stable tenants looking for longer leases, although the property is fairly priced rather than a bargain. Family rental With a spacious layout of 164m², this apartment is well-suited for families, offering a decent condition score of 76/100. While local amenities and a decent neighborhood score of 68/100 support its appeal, the pricing at €377,000 reflects fair value rather than a competitive advantage. Buy-and-hold This property is likely to appreciate steadily over time due to the urban influence from Porto and reasonable yield prospects. However, with its current valuation aligning closely with fair market value, potential investors should be aware that while it offers stability, it is not a discount opportunity. Not ideal for This apartment is not well-positioned for the luxury market, student housing, or short-term vacation rentals, limiting its opportunities in those arenas. Investors aiming for these sectors may find more suitable options elsewhere.
Market Fluctuation Risk The property's economic stability score of 70 indicates a moderate risk of economic downturns, while the tenant stability score of 60 suggests potential challenges in maintaining consistent rental income due to tenant turnover.
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