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 130 m², built in 2005, energy rating C. Located on rua de Recarei, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. This apartment features a spacious balcony perfect for outdoor enjoyment, along with built-in wardrobes that enhance storage efficiency, making it ideal for a family lifestyle.
The valuation. The asking price of €418,000 is €36,949 (8.8%) above the fair value of €381,051, indicating the property is overpriced. This discrepancy warrants a cautious approach for potential investors. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the high-quality finishes and favorable suburban location, potentially yielding a quick resale at a premium, although current market sentiment suggests limited upside. Buy-to-let angle. With an estimated rental income of €1,184/month, the property offers a gross yield of 3.4%, making it a viable option for long-term family rentals, despite the high asking price.
Fair value modelled at €381,051 from the area baseline, adjusted for condition and location. Asking €418,000 sits €36,949 (8.8%) above — overpriced versus fair value.
Asking €418,000 versus the rua de Recarei area baseline of €430,300 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 62/100 (Housing Market 65 · Amenities 60 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Recarei
Area baseline €430,300 + condition +€2,031 + location +€17,360 = modelled fair value of €381,051 (€2,931/m²), a €36,949 (8.8%) gap versus the €418,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Recarei | Subject | €418,000 | €3,215 | — | 74 | 62 |
| Paranhos · 49b93c | Active | €299,000 | €3,934 | 22.4% | 72 | 79 |
| rua de Recarei | Active | €440,000 | €3,385 | 5.3% | 76 | 67 |
| Custóias, Leça do Balio e Guifões · dee432 | Active | €325,000 | €4,063 | 26.3% | 78 | 64 |
| Custóias, Leça do Balio e Guifões · 4b96c4 | Active | €360,000 | €2,927 | 9.0% | 73 | 77 |
| Median comp | €342,500 | €3,660 | 13.8% | 75 | 72 |
Long-term rental This property, despite its desirable suburban location in Greater Porto, is overpriced by 8.8% compared to its fair value of €381,051, limiting potential appreciation. The gross yield of 3.4% does not sufficiently compensate for the investment given its current pricing and the moderate neighborhood ratings. Family rental While the property could appeal to families seeking spacious accommodations near Porto, the 8.8% gap from fair value suggests it is overpriced. The condition rating of 76/100 may attract tenants, but the yield of 3.4% fails to justify the elevated asking price. Buy-and-hold The investment outlook for a buy-and-hold strategy is tempered by the property’s 8.8% overpricing and the fair value of €381,051. With a gross yield of only 3.4% and a moderate neighborhood score of 62/100, the potential for long-term gains appears limited given the current market dynamics.
Economic volatility risk Given the economic stability score of 55/100, there is a heightened risk of economic fluctuations that could adversely affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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