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 74 m², energy rating E. Located on rua Dom António Castro Meireles, 285, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Feature: The apartment boasts a magnificent terrace with direct car access, providing the convenience of on-site parking and enhancing outdoor living space.
The valuation. The asking price of €230,000 significantly exceeds the fair value of €104,951, positioning it €125,050 (54.4%) above what is deemed reasonable. This analysis classifies the property as overpriced.
Fair value modelled at €104,951 from the area baseline, adjusted for condition and location. Asking €230,000 sits €125,050 (54.4%) above — overpriced versus fair value.
Asking €230,000 versus the rua Dom António Castro Meireles, 285 area baseline of €103,600 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom António Castro Meireles, 285
Area baseline €103,600 + condition -€6,938 + location +€8,288 = modelled fair value of €104,951 (€1,418/m²), a €125,050 (54.4%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom António Castro Meireles, 285 | Subject | €230,000 | €3,108 | — | 70 | 70 |
| Ermesinde · 90d973 | Active | €215,000 | €2,792 | 10.2% | 76 | 76 |
| rua da Restauração, 708 | Active | €242,000 | €3,025 | 2.7% | 80 | 76 |
| rua Bartolomeu Dias | Active | €253,500 | €2,982 | 4.0% | 72 | 69 |
| Águas Santas · dee44d | Active | €275,000 | €2,750 | 11.5% | 68 | 68 |
| Median comp | €247,750 | €2,887 | 7.1% | 74 | 73 |
Family rental The 2-bed apartment in Ermesinde is overpriced by 54.4% compared to its fair value of €104,951, limiting rental profitability and making it less appealing for families seeking affordable options. With a gross yield of only 3.7%, potential returns are insufficient to justify the steep asking price. Long-term rental Given its current listing price of €230,000, the property presents a challenging scenario for long-term rental investors, as it exceeds fair market value significantly. The estimated yield of 3.7% reflects decreased investment attractiveness and indicates potential cash flow issues under the prevailing economic conditions. Student housing The apartment's pricing makes it less favorable for student housing, considering the 54.4% gap from fair value and the moderate condition rating of 69/100. As rising costs may deter potential tenants, the apartment's inflated price could hinder achieving sustainable rental occupancy rates in this market segment.
Economic Vulnerability The property may face rental market pressure due to its economic stability score of 75, which suggests potential fluctuations in tenant demand and overall market conditions. Tenant Stability Concerns With a tenant stability score of 70, there is an elevated risk of tenant turnover, potentially leading to increased vacancy rates and associated costs.
