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 apartment of 87 m², built in 1984. Located on rua de Santana, 434, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Property Features: This apartment includes a closed laundry area and a private storage unit at the entrance, enhancing functionality for daily living. Local Amenities: Located just two minutes from the A4 highway, it offers great accessibility to key transport routes.
The valuation. The asking price of €287,500 is €12,324 (4.3%) above the fair value of €275,176, indicating that this property is overpriced. Buyers should approach this listing with caution due to its inflated valuation.
Fair value modelled at €275,176 from the area baseline, adjusted for condition and location. Asking €287,500 sits €12,324 (4.3%) above — overpriced versus fair value.
Asking €287,500 versus the rua de Santana, 434 area baseline of €287,970 (€3,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de Santana, 434
Area baseline €287,970 + condition +€10,875 + location +€22,267 = modelled fair value of €275,176 (€3,163/m²), a €12,324 (4.3%) gap versus the €287,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santana, 434 | Subject | €287,500 | €3,305 | — | 80 | 73 |
| Custóias, Leça do Balio e Guifões · cfe1f5 | Active | €287,500 | €4,291 | 29.9% | 80 | 71 |
| Custóias, Leça do Balio e Guifões · 65a67b | Active | €345,000 | €4,313 | 30.5% | 75 | 69 |
| Custóias, Leça do Balio e Guifões · 4b96c4 | Active | €360,000 | €2,927 | 11.4% | 73 | 77 |
| Custóias, Leça do Balio e Guifões · dee432 | Active | €325,000 | €4,063 | 22.9% | 78 | 64 |
| Median comp | €335,000 | €4,177 | 26.4% | 77 | 70 |
Long-term rental The property’s asking price of €287,500 is 4.3% above the fair value of €275,176, indicating that it is overpriced for a long-term rental strategy. With a gross yield of 3.9%, the investment may not deliver attractive returns compared to other opportunities in the market. Buy-and-hold Given the current valuation of €287,500, which exceeds the fair value by 4.3%, the property does not present a compelling case for a buy-and-hold strategy. Investors may find their capital tied up in an overpriced asset that offers limited appreciation potential. Family rental At €287,500, the property is overpriced by 4.3% compared to the fair value of €275,176, which could deter families seeking affordable housing options. Although the condition and amenities rating are decent, the investment may not meet the financial expectations for a family rental. Not ideal for The property is unsuitable for student housing owing to its high price, which contrasts with the budget constraints typically faced by students. Additionally, the luxury market and short-term vacation rental strategies will not align well with the current pricing, limiting potential buyer interest.
Economic Sensitivity The property faces potential economic instability due to a moderate economic stability score of 70/100, which may impact tenant retention and rental income. Tenant Sensitivity With a tenant stability score of 75/100, there is a risk that tenant turnover could lead to additional costs and vacancy periods that affect overall revenue.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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