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.
3-bedroom, 1-bathroom apartment of 104 m², energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The property benefits from two front-facing balconies, enhancing natural light and outdoor space, along with a convenient pantry adjoining the equipped kitchen for additional storage.
The valuation. The asking price of €256,500 is significantly above the fair value of €150,870, representing an overpricing of €105,630 or 41.2%. This discrepancy suggests caution for potential investors seeking real value.
Fair value modelled at €150,870 from the area baseline, adjusted for condition and location. Asking €256,500 sits €105,630 (41.2%) above — overpriced versus fair value.
Asking €256,500 versus the Ermesinde, Valongo, Porto area baseline of €240,656 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 65 · Economic 72 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €240,656 + condition -€8,125 + location +€13,395 = modelled fair value of €150,870 (€1,451/m²), a €105,630 (41.2%) gap versus the €256,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · b45316 | Subject | €256,500 | €2,466 | — | 68 | 73 |
| Rio Tinto · f360ac | Active | €247,500 | €3,438 | 39.4% | 70 | 67 |
| Águas Santas · 73558f | Active | €290,000 | €2,736 | 10.9% | 70 | 73 |
| Ermesinde · 6fb832 | Active | €265,000 | €3,313 | 34.3% | 76 | 73 |
| Ermesinde · 90d912 | Active | €319,000 | €2,703 | 9.6% | 72 | 74 |
| Median comp | €277,500 | €3,025 | 22.6% | 71 | 73 |
Long-term rental The 3-bed apartment in Ermesinde is currently priced at €256,500, which is 41.2% above its fair value of €150,870. With a gross yield of only 4.2%, the return on this investment does not justify the high purchase price, making it a less attractive option for long-term rental. Family rental While the apartment's size and neighborhood rating of 73/100 may appeal to families, the asking price of €256,500 significantly exceeds its fair value of €150,870. This 41.2% gap reflects a potential risk in cash flow and tenant stability, discouraging family renters seeking value in their housing. Value-add renovation Although renovations could enhance the apartment's appeal, purchasing it for €256,500, which is 41.2% over its fair value, poses a financial risk for any value-add strategy. The existing condition score of 70/100 means that while improvements could increase value, the initial overpricing may hinder profitability. Short-term vacation rental This property is ill-suited for a short-term vacation rental given its listed price of €256,500, which is significantly over fair value. The lower gross yield of 4.2% suggests that potential income from short-term rentals would not sufficiently offset the inflated initial investment. Luxury market Entering the luxury market with a property listed at €256,500, which is 41.2% above its fair value, is not advisable. The neighborhood ratings and the apartment's condition do not align with luxury market expectations, making this a risky investment choice.
Economic Vulnerability The economic stability score of 72/100 indicates potential fluctuations in market conditions, which could impact rental income and property value over time.
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