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 95 m², built in 1990. Located on praceta Rainha Mariana Vitória, 24, Ermesinde parish, Valongo municipality, Porto district. Unique Feature: The apartment boasts abundant natural light, thanks to its optimal solar orientation, enhancing the ambiance of its spacious living areas and providing a cheerful atmosphere throughout the day.
The valuation. The asking price of €247,500 is significantly above the fair value of €137,332, indicating the property is overpriced by €110,168, or 44.5%. This discrepancy suggests a reconsideration of the investment opportunity. Buy-to-flip angle. A resale strategy for this apartment would hinge on value-add renovations that enhance its aesthetic appeal, potentially increasing the resale price post-renovation significantly. The aim would be to capitalize on the Porto Metropolitan Area's demand. Buy-to-let angle. The estimated rental income of €784 per month provides a gross yield of 3.8%, which can attract long-term tenants, especially families looking for a residence in this mixed neighborhood. This steady cash flow could mitigate the initial high investment price.
Fair value modelled at €137,332 from the area baseline, adjusted for condition and location. Asking €247,500 sits €110,168 (44.5%) above — overpriced versus fair value.
Asking €247,500 versus the praceta Rainha Mariana Vitória, 24 area baseline of €219,830 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 79 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Rainha Mariana Vitória, 24
Area baseline €219,830 + condition -€9,500 + location +€13,832 = modelled fair value of €137,332 (€1,446/m²), a €110,168 (44.5%) gap versus the €247,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Rainha Mariana Vitória, 24 | Subject | €247,500 | €2,605 | — | 70 | 76 |
| rua Tomás Barbosa Leão | Active | €210,000 | €3,000 | 15.2% | 70 | 73 |
| rua Manuel Marques de Sá Junior | Active | €268,000 | €2,310 | 11.3% | 70 | 72 |
| Ermesinde · 956a15 | Active | €220,000 | €2,391 | 8.2% | 70 | 71 |
| rua São João de Brito | Active | €219,900 | €3,791 | 45.5% | 70 | 71 |
| Median comp | €219,950 | €2,696 | 3.5% | 70 | 72 |
Long-term rental The 2-bed apartment in Ermesinde is currently listed at €247,500, which is 44.5% above its fair value of €137,332, indicating it is overpriced. With a gross yield of only 3.8%, this property may not offer sufficient returns for long-term rental investments. Family rental Despite its proximity to the amenities of the Porto Metropolitan Area, the 2-bed apartment is overpriced at €247,500 versus a fair value of €137,332, suggesting limited appeal for family rentals. The property's condition score of 69/100 may deter potential tenants seeking quality housing in this price range. Value-add renovation Although the apartment presents an opportunity for value-add renovations, the current price of €247,500 is significantly above the fair value of €137,332, rendering it overpriced. Investors may find it challenging to justify renovation costs given the low gross yield of 3.8% and the existing condition rating of 69/100.
Tenants at risk of turnover The tenant stability score of 70/100 suggests that there may be a higher likelihood of vacancies or turnover, potentially impacting cash flow.
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