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 116 m², energy rating E. Located on travessa Portocarreiro, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment's strategic raised ground floor position provides enhanced security and easy accessibility while benefiting from abundant natural light through large windows. Additional Asset: Future exterior works are fully paid, ensuring no additional costs for the new owner.
The valuation. The asking price of €269,000 sits significantly above the fair value of €192,053, reflecting an overpricing of €76,948 (28.6%). This discrepancy suggests the property may not represent a sound investment at its current listing. Buy-to-flip angle. A buy-to-flip strategy could be challenging due to the high asking price relative to fair value, with the potential resale requiring significant appreciation to yield a profit. Timing the market carefully will be crucial for successful flipping. Buy-to-let angle. With an estimated gross yield of 3.5%, generating approximately €785 per month in rental income is possible, though the pricing limits immediate cash flow benefits. Long-term stability from proximity to Porto may attract tenants.
Fair value modelled at €192,053 from the area baseline, adjusted for condition and location. Asking €269,000 sits €76,948 (28.6%) above — overpriced versus fair value.
Asking €269,000 versus the travessa Portocarreiro area baseline of €268,424 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
travessa Portocarreiro
Area baseline €268,424 + condition +€13,413 + location +€16,240 = modelled fair value of €192,053 (€1,656/m²), a €76,948 (28.6%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa Portocarreiro | Subject | €269,000 | €2,319 | — | 80 | 75 |
| rua Nova da Formiga, 49 | Active | €345,000 | €2,285 | 1.5% | 75 | 73 |
| rua Vila Beatriz | Active | €230,000 | €1,966 | 15.2% | 82 | 65 |
| Baguim do Monte (Rio Tinto) · 6d53ea | Active | €342,000 | €2,311 | 0.4% | 72 | 72 |
| rua São Lourenço | Active | €259,000 | €2,421 | 4.4% | 70 | 71 |
| Median comp | €300,500 | €2,298 | 0.9% | 74 | 72 |
Long-term rental This property may generate a gross yield of 3.5%, but the current listing price of €269,000 is significantly above its fair value of €192,053, indicating it is overpriced. Investors seeking long-term rental opportunities should carefully consider the financial implications of this high price compared to market trends. Family rental While Ermesinde’s close proximity to Porto may attract families, the 28.6% gap from fair value suggests that the property is overpriced for family rental needs. Potential buyers should weigh the ongoing demand against the financial viability of such an investment at this listing price. Buy-and-hold The property has a decent condition rating of 82/100, but the substantial difference between its market price and fair value reveals it is overpriced for a buy-and-hold strategy. Investors looking for stable returns over the long term might find better options that align more closely with fair market values, thus ensuring better capital appreciation. Not ideal for: The property is not well-suited for short-term vacation rentals, luxury market investments, or student housing due to its pricing and location dynamics, reflecting an overpriced position in the market.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 70/100, leading to potential vacancies and loss of rental income.
