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 110 m², energy rating B. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment includes a sunroom that enhances natural light and offers direct access to Vila Beatriz Park, creating a seamless indoor-outdoor living experience.
The valuation. The asking price of €276,500 sits significantly above the fair value of €158,771, making it overpriced by €117,729 (42.6%). This discrepancy suggests the property may not attract serious buyers at its current listing.
Fair value modelled at €158,771 from the area baseline, adjusted for condition and location. Asking €276,500 sits €117,729 (42.6%) above — overpriced versus fair value.
Asking €276,500 versus the Ermesinde, Valongo, Porto area baseline of €254,540 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 60 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €254,540 + condition -€4,469 + location +€9,240 = modelled fair value of €158,771 (€1,443/m²), a €117,729 (42.6%) gap versus the €276,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · ba3a63 | Subject | €276,500 | €2,514 | — | 70 | 65 |
| praça Fernando Campos | Active | €358,000 | €2,754 | 9.6% | 72 | 71 |
| Ermesinde · de0bc7 | Active | €275,000 | €2,989 | 18.9% | 75 | 72 |
| Alfena · 1e61c5 | Active | €210,000 | €3,043 | 21.1% | 80 | 70 |
| travessa Maria Luisa Almeida Matos, 56 | Active | €265,000 | €2,366 | 5.9% | 72 | 75 |
| Median comp | €270,000 | €2,872 | 14.2% | 74 | 72 |
Family rental The 2-bed apartment in Ermesinde, Valongo, is overpriced at €276,500, well above its fair value of €158,771. The 3.5% gross yield and lower neighbourhood score of 65 suggest limited attractiveness for family rentals. Long-term rental Given the fair value gap of 42.6%, this property does not present a sound investment for long-term rental strategies. The condition rating of 72/100 further implies that rental income potential may not justify the high initial investment. Buy-and-hold Acquiring this apartment for a buy-and-hold strategy is questionable, considering its pricing is inflated compared to its fair value. Investors may find it challenging to achieve returns that align with market standards due to the gross yield and overall neighbourhood rating.
Tenant turnover risk A combined economic and tenant stability score of 70/100 indicates potential volatility in tenant retention, which could lead to increased vacancy rates and higher turnover costs.
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