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 80 m², energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment includes rare dual balconies, enhancing both natural light and outdoor access from living spaces and one bedroom, along with a substantial 36 m² storage area.
The valuation. The asking price of €265,000 is 53.8% above the fair value of €122,304, indicating the property is overpriced. Buyers should exercise caution and conduct a thorough analysis before proceeding.
Fair value modelled at €122,304 from the area baseline, adjusted for condition and location. Asking €265,000 sits €142,696 (53.8%) above — overpriced versus fair value.
Asking €265,000 versus the Ermesinde, Valongo, Porto area baseline of €112,000 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 76 · Materials 74 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €112,000 + condition +€0 + location +€10,304 = modelled fair value of €122,304 (€1,529/m²), a €142,696 (53.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 6fb832 | Subject | €265,000 | €3,313 | — | 76 | 73 |
| rua Macau | Active | €255,000 | €3,228 | 2.6% | 74 | 76 |
| Baguim do Monte (Rio Tinto) · 001b57 | Active | €280,000 | €3,333 | 0.6% | 80 | 73 |
| Ermesinde · 956a15 | Active | €220,000 | €2,391 | 27.8% | 70 | 71 |
| rua Doutor Porfírio de Andrade, 253 | Active | €229,500 | €2,765 | 16.5% | 70 | 68 |
| Median comp | €242,250 | €2,997 | 9.5% | 72 | 72 |
Long-term rental While the 2-bed apartment in Ermesinde offers a gross yield of 3.8%, the current listing price of €265,000 significantly exceeds the fair value estimate of €122,304, indicating it is overpriced. Investors should reconsider this option as the high price relative to potential rental income does not justify the investment. Family rental The apartment’s condition rating of 75/100 and its suburban context within the Porto Metropolitan Area may attract families looking for stability; however, at a listing price of €265,000—53.8% above fair value—this investment is overpriced. Family renters typically prioritize affordability, thus the elevated cost may deter potential tenants. Buy-and-hold While the property could provide long-term appreciation potential, the significant price above its fair value suggests that the buy-and-hold strategy is not advisable at this stage. With the current gap indicating overpricing, long-term investors may find better opportunities elsewhere within the region. Short-term vacation rental Given the suburban context of Ermesinde and its current pricing structure, this property is not ideal for a short-term vacation rental strategy. The high listing price does not align with the transient nature of short stays, limiting potential return on investment. Luxury market The 2-bed apartment in Ermesinde fails to meet criteria for the luxury market due to its overpriced status, listing at €265,000 against a fair value of €122,304. Luxury buyers typically seek premier locations and top-notch amenities, which this property does not provide, further emphasizing its overpriced nature.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential risk of higher tenant turnover, which could affect rental income stability and occupancy rates.
