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 92 m², built in 1997, energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The property boasts a marquise balcony with direct kitchen access, enhancing its functional living space and allowing for outdoor relaxation. Additional Notes: Garage availability is a rare find in Ermesinde.
The valuation. The asking price of €220,000 is significantly above the fair value of €133,869, reflecting an excess of €86,131 or 39.2%. This property is overpriced in the current market context.
Fair value modelled at €133,869 from the area baseline, adjusted for condition and location. Asking €220,000 sits €86,131 (39.2%) above — overpriced versus fair value.
Asking €220,000 versus the Ermesinde, Valongo, Porto area baseline of €128,800 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €128,800 + condition -€5,750 + location +€10,819 = modelled fair value of €133,869 (€1,455/m²), a €86,131 (39.2%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 956a15 | Subject | €220,000 | €2,391 | — | 70 | 71 |
| rua Macau | Active | €255,000 | €3,228 | 35.0% | 74 | 76 |
| Ermesinde · 6fb832 | Active | €265,000 | €3,313 | 38.5% | 76 | 73 |
| rua São João de Brito | Active | €219,900 | €3,791 | 58.5% | 70 | 71 |
| praceta Rainha Mariana Vitória, 24 | Active | €247,500 | €2,605 | 8.9% | 70 | 76 |
| Median comp | €251,250 | €3,271 | 36.8% | 72 | 75 |
Long-term rental The long-term rental strategy for this 2-bed apartment in Ermesinde is unappealing given its 39.2% gap compared to fair value, indicating a significant overpricing of €220,000 for its condition and neighbourhood score. With a gross yield of 4.5%, the investment is unlikely to provide adequate return considering the current market dynamics. Family rental Considering the family rental market, the €220,000 price is excessive for this apartment, especially against a fair value of €133,869. The local amenities and housing demand may support rentals, but the current pricing diminishes the attractiveness for families seeking long-term housing solutions. Buy-and-hold The buy-and-hold strategy is not advisable with the apartment's significant overpricing; although it is located in a suburban area with access to Porto's employment opportunities, the listed price exceeds the fair valuation by 39.2%. Investors would likely face challenges in realizing a satisfactory appreciation given the current market and economic conditions.
Economic and Tenant Stability Risk The property has both economic and tenant stability scores of 70/100, indicating a moderate risk that downturns in the local economy or tenant turnover could lead to financial challenges.
