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, 3-bathroom villa of 260 m², built in 2007, energy rating B. Located on rua da Lameira, 46, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This villa includes a fully-equipped barbecue area and a central vacuum system, enhancing convenience for outdoor entertaining and easy maintenance throughout the home.
The valuation. The asking price of €470,000 is significantly above the fair value of €391,323, reflecting an oversized premium of €78,677 (16.7%). Thus, the property is considered overpriced.
Fair value modelled at €391,323 from the area baseline, adjusted for condition and location. Asking €470,000 sits €78,677 (16.7%) above — overpriced versus fair value.
Asking €470,000 versus the rua da Lameira, 46 area baseline of €364,000 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 59/100 (Housing Market 60 · Amenities 55 · Economic 65 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua da Lameira, 46
Area baseline €364,000 + condition +€14,219 + location +€13,104 = modelled fair value of €391,323 (€1,505/m²), a €78,677 (16.7%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Lameira, 46 | Subject | €470,000 | €1,808 | — | 75 | 59 |
| rua Dom António Castro Meireles S / N | Active | €599,000 | €2,396 | 32.5% | 85 | 70 |
| Alfena · 6d5126 | Active | €1,000,000 | €2,299 | 27.2% | 65 | 66 |
| Alfena · 99f334 | Active | €450,000 | €2,195 | 21.4% | 72 | 70 |
| rua das Farrapeiras, 63 | Active | €539,000 | €1,614 | 10.7% | 72 | 71 |
| Median comp | €569,000 | €2,247 | 24.3% | 72 | 70 |
Long-term rental The 3-bed villa in Ermesinde is overpriced at €470,000 compared to its fair value of €391,323, resulting in a significant gap of 16.7%. With a gross yield of only 3.6%, the financial returns are less attractive for long-term rental investments given the prevailing market conditions. Family rental While the villa offers substantial space for families, its current pricing makes it a less favorable option in the family rental market. The 3.6% gross yield, coupled with the moderate neighborhood rating, suggests that families could find better value elsewhere in the area. Buy-and-hold Investing in this villa as a buy-and-hold strategy seems imprudent due to its 16.7% overvaluation versus fair market value. Given that the property is priced significantly above its fair value, long-term capital appreciation may not meet investor expectations in this suburban locale.
Economic and Tenant Instability Risk With an economic stability score of 65/100 indicating moderate economic conditions and a tenant stability score of 55/100 suggesting potential tenant turnover, there is a heightened risk of fluctuating income and vacancy rates affecting the investment's cash flow.
