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 207 m², energy rating E. Located on rua da Agrela, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property includes makeshift structures and significant landscaping potential, allowing for future expansions such as a pool amidst an expansive and heavily overgrown garden.
The valuation. The asking price of €250,000 sits slightly above the fair value of €238,049, by €11,951 (5.0%), indicating a fair valuation. This positioning suggests the property is priced appropriately for the market.
Fair value modelled at €167,143 from 5 comparable sales in the area. Asking €250,000 sits €82,857 (49.6%) above — overpriced versus fair value.
Asking €250,000 versus the rua da Agrela area baseline of €443,270 (€2,141/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 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 €443,270, adjusted for condition and micro-location, gives a modelled fair value of €167,143 (€807/m²), a €82,857 (49.6%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Agrela | Subject | €250,000 | €1,208 | — | 40 | 71 |
| Custóias, Leça do Balio e Guifões · 89363b | Active | €130,000 | €807 | 33.1% | 40 | 61 |
| Custóias, Leça do Balio e Guifões · de0c6f | Active | €130,000 | €807 | 33.1% | 45 | 67 |
| Custóias, Leça do Balio e Guifões · 636eaf | Active | €179,000 | €421 | 65.1% | — | — |
| rua Joaquim Pinto | Active | €399,000 | €1,995 | 65.2% | — | — |
| Median comp | €154,500 | €807 | 33.2% | 43 | 64 |
Long-term rental The property offers a gross yield of 4.6%, which aligns with the market norms in Matosinhos, appealing to long-term tenants seeking stability. Given the suburban context benefiting from Porto's economy, consistent demand is anticipated, even though it is priced fairly at €250,000. Family rental As a two-bedroom house, this property is suitable for families looking for a comfortable living space in a safe neighborhood, evidenced by the decent neighborhood rating of 71/100. Families typically seek stable rental agreements, making this property a strategic option despite its fair valuation. Buy-and-hold The property is situated in a growing area with economic ties to Porto, making it a viable buy-and-hold investment for appreciating value over the long term. With a fair value of €238,049, the investment is positioned for steady returns, supported by the suburban infrastructure and amenities. Not ideal for luxury market The house does not possess the premium features or condition necessary to attract high-end buyers or renters in the luxury market. Its overall condition rating of 39/100 indicates it may require significant improvements to meet luxury standards. Not ideal for short-term rental This property’s location and condition may not cater to the short-term rental market's expectations, which often demands higher quality accommodations. The relatively low yield also indicates limited profitability in a competitive short-term rental environment. Not ideal for student housing The suburban setting may deter students who prefer proximity to educational institutions and vibrant amenities, making it less attractive for the student housing segment. Furthermore, the neighborhood rating suggests that it may not be the ideal choice for a transient student population.
Tenant turnover risk: With a tenant stability score of 70/100, there is a notable risk of higher tenant turnover, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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