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, 1-bathroom apartment of 85 m², built in 1980, energy rating E. Located on rua Bartolomeu Dias, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment boasts two fronts enhancing natural light, and a separate +1 room of approximately 10m², perfect for a home office or guest space.
The valuation. The asking price of €253,500 significantly exceeds the fair value of €131,364 by €122,136 (48.2%). This property is considered overpriced given its current market position.
Fair value modelled at €131,364 from the area baseline, adjusted for condition and location. Asking €253,500 sits €122,136 (48.2%) above — overpriced versus fair value.
Asking €253,500 versus the rua Bartolomeu Dias area baseline of €201,110 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Bartolomeu Dias
Area baseline €201,110 + condition +€3,320 + location +€9,044 = modelled fair value of €131,364 (€1,545/m²), a €122,136 (48.2%) gap versus the €253,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bartolomeu Dias | Subject | €253,500 | €2,982 | — | 72 | 69 |
| rua Macau, 30 | Active | €225,000 | €3,041 | 2.0% | 75 | 69 |
| Águas Santas · 4a80b2 | Active | €272,000 | €2,776 | 6.9% | 75 | 70 |
| rua Trindade Coelho, 157, 5 | Active | €269,000 | €2,924 | 2.0% | 82 | 72 |
| Ermesinde · 90d973 | Active | €215,000 | €2,792 | 6.4% | 76 | 76 |
| Median comp | €247,000 | €2,858 | 4.2% | 76 | 71 |
Long-term rental The property’s gross yield of 3.7% fails to compensate for its significant market premium, as it is overpriced by 48.2% compared to its fair value of €131,364. Additionally, while the overall condition score of 78/100 suggests reasonable upkeep, the neighbourhood score of 69/100 indicates potential challenges in attracting durable tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy may not be prudent due to its overpriced listing, which is significantly above the fair value benchmark. The surrounding suburban setting within the Porto metropolitan area may provide some capital appreciation potential, yet the high price relative to value diminishes the long-term return prospects. Family rental Positioning this property for family rental may attract steady occupants, but the current valuation at €253,500 significantly overshadows its fair value estimation. With a neighbourhood score of 69/100, the potential for stable family tenancies is present, yet the excessive price point raises concerns about future rental yield sustainability.
Economic and Tenant Stability Risk: The property faces a moderate risk due to both economic stability and tenant stability scores being at 70/100, indicating potential fluctuations in rental income and tenant retention that could impact overall profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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