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 79 m², energy rating D. Located Ermesinde parish, Valongo municipality, Porto district. Privileged Sun Exposure: The apartment features a south-facing aspect, ensuring abundant natural light throughout the day, enhancing the overall ambiance and warmth of the living spaces.
The valuation. The asking price of €250,000 is significantly above the fair value of €117,771, representing a disparity of €132,229 (52.9%). This valuation confirms the property is overpriced.
Fair value modelled at €117,771 from the area baseline, adjusted for condition and location. Asking €250,000 sits €132,229 (52.9%) above — overpriced versus fair value.
Asking €250,000 versus the Ermesinde, Valongo, Porto area baseline of €182,806 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 72 · Materials 78 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €182,806 + condition -€1,234 + location +€8,406 = modelled fair value of €117,771 (€1,491/m²), a €132,229 (52.9%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 00179a | Subject | €250,000 | €3,165 | — | 72 | 69 |
| Baguim do Monte (Rio Tinto) · 2620bf | Active | €265,000 | €3,272 | 3.4% | 74 | 63 |
| Águas Santas · 4a80b2 | Active | €272,000 | €2,776 | 12.3% | 75 | 70 |
| Águas Santas · 73558f | Active | €290,000 | €2,736 | 13.5% | 70 | 73 |
| Ermesinde · 6fb832 | Active | €265,000 | €3,313 | 4.7% | 76 | 73 |
| Median comp | €268,500 | €3,024 | 4.4% | 75 | 72 |
Long-term rental This property presents an insufficient yield of 3.4% gross against a fair value of €117,771, indicating it is overpriced at €250,000. Given the neighbourhood's decent safety rating of 69/100, potential rental demand may not justify the elevated price point. Buy-and-hold Investing in this 2-bed apartment is not recommended, as its current valuation reflects a significant gap of 52.9% from fair value, rendering it overpriced at €250,000. With a condition score of 74/100, while the apartment shows decent quality, it is unlikely to appreciate sufficiently in this price bracket. Family rental While there is demand for family rentals in suburban areas like Ermesinde, the high asking price of €250,000—52.9% above fair value—makes this investment less appealing. The neighbourhood's mixed score suggests stability, yet it does not compensate for the property's current overvaluation. Not ideal for: Luxury market, Student housing
Economic Impact Risk The property faces risk due to a moderate economic stability score of 70/100, indicating potential fluctuations in rental income and property value. Tenant Default Risk With a tenant stability score of 65/100, there is an elevated risk of tenant turnover and potential vacancy periods impacting cash flow.
