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 €274,400 (€1,400/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 €274,400 + 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.
