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.
4-bedroom, 3-bathroom apartment of 145 m², energy rating D. Located Ermesinde parish, Valongo municipality, Porto district. Location Benefits: Positioned just minutes from Ermesinde Train Station, this apartment offers efficient access to Porto city center, enhancing daily commuting ease and lifestyle convenience. Outdoor Space: Enjoy a private balcony, providing a personal retreat perfect for relaxation and outdoor enjoyment.
The valuation. The asking price of €360,000 significantly exceeds the fair value of €239,801 by €120,199 (33.4%). This property is consequently deemed overpriced in the current market.
Fair value modelled at €239,801 from the area baseline, adjusted for condition and location. Asking €360,000 sits €120,199 (33.4%) above — overpriced versus fair value.
Asking €360,000 versus the Ermesinde, Valongo, Porto area baseline of €343,070 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €343,070 + condition +€18,125 + location +€18,676 = modelled fair value of €239,801 (€1,654/m²), a €120,199 (33.4%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · dee5bd | Subject | €360,000 | €2,483 | — | 85 | 73 |
| Águas Santas · 6d5378 | Active | €310,000 | €2,627 | 5.8% | 72 | 73 |
| Ermesinde · 96c19f | Active | €285,000 | €2,545 | 2.5% | 72 | 70 |
| Ermesinde · 90d912 | Active | €319,000 | €2,703 | 8.9% | 72 | 74 |
| travessa Manuel Vieira Neves da Cruz | Active | €739,000 | €3,299 | 32.9% | 76 | 73 |
| Median comp | €314,500 | €2,665 | 7.3% | 72 | 73 |
Long-term rental Given the fair value of €239,801, the asking price of €360,000 represents a significant overvaluation of 33.4%, making it a less attractive option for long-term rental investments. With a gross yield of 0%, the potential for sustainable cash flow is negligible, further complicating the investment profile. Buy-and-hold Investing in this property for a buy-and-hold strategy is undermined by its current overpriced status, as the desired capital appreciation is unlikely to compensate for the initial purchase premium. The 83/100 condition rating is commendable, but it does not offset the financial risk associated with purchasing at a 33.4% premium above fair value. Family rental Although the property is in a decent neighborhood, the overarching concern of it being overpriced at €360,000 diminishes its viability as a family rental. Families looking for long-term housing may seek alternatives that offer better value for money than this property with a yield of 0% and a significant gap from fair value.
Economic downturn risk: With an economic stability score of 75/100, there is potential vulnerability to market fluctuations that could lead to decreased property value or rental income. Tenant instability risk: A tenant stability score of 75/100 indicates a moderate likelihood of tenant turnover, which may result in periods of vacancy and loss of rental income.
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