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, 2-bathroom house of 196 m², energy rating D. Located Ermesinde parish, Valongo municipality, Porto district. This property not only features a well-maintained residential unit but also includes a rented Cafe Snack Bar, providing a steady income stream and potential for investment growth.
The valuation. The asking price of €400,000 exceeds the fair value of €290,406 by €109,594 (27.4%). This property is clearly overpriced given current market metrics.
Fair value modelled at €290,406 from the area baseline, adjusted for condition and location. Asking €400,000 sits €109,594 (27.4%) above — overpriced versus fair value.
Asking €400,000 versus the Ermesinde, Valongo, Porto area baseline of €453,544 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 72 · Materials 75 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €453,544 + condition -€7,044 + location +€23,050 = modelled fair value of €290,406 (€1,482/m²), a €109,594 (27.4%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 4a7f4a | Subject | €400,000 | €2,041 | — | 72 | 71 |
| Águas Santas · bf2a88 | Active | €367,500 | €1,655 | 18.9% | 72 | 64 |
| rua Nova de Rebordãos | Active | €355,000 | €2,152 | 5.4% | 74 | 73 |
| rua do Loio, 93 | Active | €410,000 | €1,752 | 14.1% | 63 | 72 |
| rua Tulipas | Active | €349,900 | €1,944 | 4.7% | 70 | 74 |
| Median comp | €361,250 | €1,848 | 9.4% | 71 | 73 |
Long-term rental The property at €400,000 represents a 27.4% premium over its fair value of €290,406, indicating it is overpriced. With a gross yield of only 4.2%, this investment may not generate sufficient returns in the long-term rental market. Buy-and-hold At €400,000, the property is priced significantly above its fair value of €290,406, making it a challenging buy for a long-term hold strategy. The current yield of 4.2% does not justify the elevated entry price, limiting potential appreciation over time. Family rental The asking price for this property is €400,000, which is 27.4% above its fair value of €290,406, rendering it overpriced for family rental prospects. Given the yield of only 4.2% and the property's condition, returning a solid investment from families may be hard to achieve.
Economic and Tenant Stability Risk Given the economic and tenant stability scores of 70/100, there is a moderate risk of fluctuating income and tenant turnover, which could negatively impact cash flow stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
