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.
4-bedroom, 3-bathroom apartment of 173 m² on the 2nd floor, built in 2002, energy rating C. Located on rua Companhia dos Caolinos, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a private balcony with a privileged view, achieving excellent natural light through its East-West orientation, enhancing both ambiance and functionality.
The valuation. The asking price of €495,000 is €48,646 above the fair value of €446,354, marking the property as overpriced by 10.9%. This valuation suggests that potential investors may face challenges in recouping their investment.
Fair value modelled at €446,354 from 6 comparable sales in the area. Asking €495,000 sits €48,646 (10.9%) above — overpriced versus fair value.
Asking €495,000 versus the rua Companhia dos Caolinos area baseline of €461,061 (€2,665/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €461,061, adjusted for condition and micro-location, gives a modelled fair value of €446,354 (€2,580/m²), a €48,646 (10.9%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Companhia dos Caolinos | Subject | €495,000 | €2,861 | — | 66 | 73 |
| rua Teixeira de Pascoaes | Active | €540,000 | €3,253 | 13.7% | 75 | 75 |
| São Mamede de Infesta e Senhora da Hora · 5ecf18 | Active | €560,000 | €2,593 | 9.4% | 72 | 73 |
| São Mamede de Infesta e Senhora da Hora · 0c04e4 | Active | €380,000 | €2,568 | 10.3% | 75 | 74 |
| rua de Francisco Oliveira Ferreira | Active | €460,000 | €3,217 | 12.4% | 65 | 67 |
| Median comp | €500,000 | €2,905 | 1.5% | 74 | 74 |
Long-term rental This 4-bed apartment in Custóias presents a gross yield of only 4.1%, which is modest given the current market conditions. With a listing price of €495,000 being 10.9% above its fair value, the investment outlook for long-term rental appears weakened as the potential returns may not justify the high purchase price. Family rental While the apartment offers sufficient space for families, the elevated price at €495,000 makes it a less appealing option for family rentals, especially considering it is rated 70/100 in condition. The 10.9% gap above fair value indicates that the property may not meet family budget expectations, making it a riskier investment in this segment. Buy-and-hold The buy-and-hold strategy is challenged by the apartment's current overpriced status at €495,000, projecting a gap of 10.9% from its fair value. With the condition and neighborhood ratings being modest, the long-term appreciation potential may not be as promising, leading investors to reconsider their commitment to holding this property. Not ideal for short-term vacation rental Given its location in Greater Porto with urban influences, this apartment is not aptly suited for short-term vacation rentals, especially sitting at an overpriced level at €495,000. Potential guests may be deterred by the property’s condition rating of 70/100, which could diminish rental attractiveness in a competitive market. Not ideal for luxury market With an asking price of €495,000, the property fails to meet luxury market standards, especially against its fair value of €446,354. The neighborhood's average ratings suggest it lacks the premium appeal that high-end buyers typically seek, further supporting its overpriced designation. Not ideal for student housing The current listing price places the apartment at €495,000, which is above fair value and not conducive to attracting student housing tenants. Coupled with a moderate condition score, the investment does not align well with the budgetary constraints typically faced by students, rendering it an impractical investment.
Economic Vulnerability The combined economic stability score of 75 and tenant stability score of 70 indicates a potential risk, as economic fluctuations could lead to increased tenant turnover and vacancy rates.
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