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 77 m², built in 1979, energy rating E. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment features a marked terrace that enhances outdoor living, while the adjacent sunroom provides additional natural light and a cozy retreat. Valuation Verdict: Fair
The valuation. The asking price of €235,000 is 50.0% above the fair value of €117,457, indicating that the property is overpriced. This significant discrepancy suggests limited potential for immediate appreciation.
Fair value modelled at €117,457 from the area baseline, adjusted for condition and location. Asking €235,000 sits €117,543 (50.0%) above — overpriced versus fair value.
Asking €235,000 versus the Ermesinde, Valongo, Porto area baseline of €182,182 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 77 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
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 €182,182 + condition +€602 + location +€9,055 = modelled fair value of €117,457 (€1,525/m²), a €117,543 (50.0%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 28bbc1 | Subject | €235,000 | €3,052 | — | 73 | 71 |
| rua da Restauração, 708 | Active | €242,000 | €3,025 | 0.9% | 80 | 76 |
| rua Dom António Castro Meireles, 285 | Active | €230,000 | €3,108 | 1.8% | 70 | 70 |
| rua Bartolomeu Dias | Active | €253,500 | €2,982 | 2.3% | 72 | 69 |
| estrada Nova | Active | €256,500 | €3,288 | 7.7% | 75 | 70 |
| Median comp | €247,750 | €3,067 | 0.5% | 74 | 70 |
Long-term rental The property is priced at €235,000, significantly above its fair value of €117,457, which indicates that it is overpriced by 50%. At a gross yield of 3.7%, the investment may struggle to deliver attractive returns in the long run due to elevated entry costs. Family rental With a quality score of 76/100, the apartment could appeal to families looking for a suburban environment; however, its 50% markup over fair value raises concerns about affordability. Families may be deterred by the 3.7% gross yield, which doesn’t sufficiently compensate for the high initial investment. Buy-and-hold Given the significant price discrepancy—listing at €235,000 versus a fair value of €117,457—this buy-and-hold strategy is undermined by the property’s overpriced status. The 3.7% yield may not meet the expectations of long-term growth, leading to potential capital preservation rather than appreciation.
Moderate Economic and Tenant Risks The combined economic and tenant stability scores of 70/100 indicate a moderate risk of potential instability in cash flow and tenant retention affecting the investment's reliability.
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