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 85 m², built in 1976, energy rating E. Located on rua Vasco de Lima Couto, 90, Ermesinde parish, Valongo municipality, Porto district. Location Advantage: The property boasts a private balcony that allows for outdoor relaxation while being conveniently close to the bustling Ermesinde Station, enhancing its appeal for daily commuters.
The valuation. The asking price of €235,000 is significantly above fair value at €91,067, representing an overpricing of €143,933 (61.2%). This valuation indicates a serious reconsideration may be necessary before any investment decision.
Fair value modelled at €91,067 from the area baseline, adjusted for condition and location. Asking €235,000 sits €143,933 (61.2%) above — overpriced versus fair value.
Asking €235,000 versus the rua Vasco de Lima Couto, 90 area baseline of €201,110 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 (Condition 45 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Vasco de Lima Couto, 90
Area baseline €201,110 + condition -€37,453 + location +€9,520 = modelled fair value of €91,067 (€1,071/m²), a €143,933 (61.2%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vasco de Lima Couto, 90 | Subject | €235,000 | €2,765 | — | 45 | 70 |
| rua Bento de Jesus Caraça | Active | €219,000 | €3,129 | 13.2% | 49 | 74 |
| Ermesinde · 0dcf03 | Active | €250,000 | €2,841 | 2.8% | 42 | 64 |
| Ermesinde · 6fb830 | Active | €170,000 | €4,250 | 53.7% | 60 | 73 |
| rua Bento de Jesus Caraça | Active | €219,000 | €3,129 | 13.2% | — | 68 |
| Median comp | €219,000 | €3,129 | 13.2% | 49 | 71 |
Long-term rental Despite potential commuting access to Porto's employment opportunities, the property’s current listing price of €235,000 is significantly above its fair value of €91,067, indicating it is overpriced by 61.2%. With a gross yield of just 3.8% and a condition rating of only 47/100, long-term rental viability is questionable. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky given its marked overvaluation at €235,000 compared to the determined fair value of €91,067. The combination of low gross yield and subpar condition does not support a favorable long-term appreciation outlook. Family rental The property's pricing of €235,000 is significantly inflated when set against its fair value of just €91,067, classifying it as overpriced by 61.2%. While the neighborhood offers a decent quality level of 70/100, the overall financial metrics suggest family rental may not be a prudent investment decision.
Economic Vulnerability The economic stability score of 65/100 indicates potential susceptibility to market fluctuations that could impact the property's income stability.
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