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, built in 1984, energy rating C. Located on rua Macau, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment includes a versatile pantry that can serve as a home office or additional storage space, alongside a balcony enhancing outdoor living directly from the bedroom.
The valuation. The asking price of €255,000 sits 51.0% above the fair value of €125,065, making this property overpriced. Investors should be wary of potential returns not aligning with the high acquisition cost.
Fair value modelled at €125,065 from the area baseline, adjusted for condition and location. Asking €255,000 sits €129,935 (51.0%) above — overpriced versus fair value.
Asking €255,000 versus the rua Macau area baseline of €182,806 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 78 · Amenities 75 · Economic 80 · Tenant Quality 72). Strong amenities and housing-market momentum support a premium to baseline.
rua Macau
Area baseline €182,806 + condition +€2,963 + location +€11,502 = modelled fair value of €125,065 (€1,583/m²), a €129,935 (51.0%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Macau | Subject | €255,000 | €3,228 | — | 74 | 76 |
| Ermesinde · 956a15 | Active | €220,000 | €2,391 | 25.9% | 70 | 71 |
| Ermesinde · 6fb832 | Active | €265,000 | €3,313 | 2.6% | 76 | 73 |
| rua Vale da Pinha S / N | Active | €279,000 | €2,735 | 15.3% | 68 | 71 |
| rua São João de Brito | Active | €219,900 | €3,791 | 17.5% | 70 | 71 |
| Median comp | €242,500 | €3,024 | 6.3% | 70 | 71 |
Long-term rental The property’s listing price of €255,000 represents a significant premium over the fair value of €125,065, indicating that it is overpriced. With a yield of just 3.9% gross, the investment does not offer sufficient return relative to its cost. Family rental Although Ermesinde benefits from Porto's economic influence and decent neighbourhood scores, the €255,000 asking price is excessively high compared to the estimated fair value of €125,065. Families seeking long-term leases may find more competitive options available elsewhere given the property’s 3.9% yield. Buy-and-hold While the proximity to Porto ensures good amenities and stability, the property is listed at €255,000, which is significantly above its fair value of €125,065, making it a poor buy-and-hold investment. The combination of high purchase price and modest gross yield of 3.9% suggests limited appreciation potential over time.
Tenant turnover risk The tenant stability score of 72/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and associated costs for the property owner.
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