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 151 m², built in 2002, energy rating D. Located on rua Nova da Formiga, 49, Ermesinde parish, Valongo municipality, Porto district. Property Features: This apartment boasts fantastic solar exposure and three front-facing orientations, enhancing natural light throughout the living spaces while ensuring privacy from neighboring units.**
The valuation. The asking price of €345,000 sits €108,253 (31.4%) above the fair value of €236,747, indicating that the property is overpriced based on current market standards.
Fair value modelled at €236,747 from the area baseline, adjusted for condition and location. Asking €345,000 sits €108,253 (31.4%) above — overpriced versus fair value.
Asking €345,000 versus the rua Nova da Formiga, 49 area baseline of €211,400 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 77). 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 Nova da Formiga, 49
Area baseline €211,400 + condition +€5,898 + location +€19,449 = modelled fair value of €236,747 (€1,568/m²), a €108,253 (31.4%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nova da Formiga, 49 | Subject | €345,000 | €2,285 | — | 75 | 73 |
| rua Vila Beatriz | Active | €230,000 | €1,966 | 14.0% | 82 | 65 |
| travessa do Maninho S / N | Active | €269,000 | €2,152 | 5.8% | 72 | 77 |
| rua Baixinho S / N | Active | €253,000 | €2,181 | 4.5% | 72 | 77 |
| Baguim do Monte (Rio Tinto) · 0016d8 | Active | €253,000 | €2,181 | 4.5% | 72 | 75 |
| Median comp | €253,000 | €2,167 | 5.2% | 72 | 76 |
Long-term rental The investment in this 2-bed apartment in Ermesinde is not advisable due to its current listing price of €345,000, which exceeds the fair value estimate of €236,747 by 31.4%. With a gross yield of only 4.1%, the property does not present an attractive long-term rental opportunity. Family rental While the apartment's 151m² space and decent condition score of 78/100 suggest it could appeal to families, the price remains too high compared to its fair value of €236,747, making it an overpriced investment. Moreover, the neighbourhood rating of 73/100 indicates moderate location appeal, which does not justify the premium listing price. Value-add renovation Investing in a value-add renovation strategy is not recommended, as the current listing of €345,000 is significantly above the fair value, revealing a gap of 31.4%. Even if renovations could improve the apartment's appeal, the inflated initial cost limits the potential return on investment in this overpriced scenario.
Economic vulnerability The property has an economic stability score of 70/100, indicating potential susceptibility to market fluctuations that could impact rental income.
