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.
3-bedroom, 2-bathroom apartment of 130 m² on the 4th floor, energy rating B. Located Ermesinde parish, Valongo municipality, Porto district. Unique Feature: The property offers a customizable layout with unfinished areas, allowing the buyer to tailor the final finishes and appliances to their personal taste. Investment Opportunity: With modern finishes and spacious rooms, this apartment represents a promising long-term investment in a desirable location.
The valuation. The asking price of €385,000 is significantly above the fair value of €152,888, representing an excess of €232,112 (60.3%). This property is overpriced and does not present a favorable investment opportunity. Buy-to-flip angle. The resale strategy should focus on updating the apartment's unfinished areas with a budget-friendly renovation to enhance its appeal, enabling a profitable flip within a buyers’ market. Buy-to-let angle. With an estimated rental income of €898/month, yielding 2.8%, the long-term rental strategy may attract families seeking suburban living, though the yield is relatively low given the asking price.
Fair value modelled at €152,888 from the area baseline, adjusted for condition and location. Asking €385,000 sits €232,112 (60.3%) above — overpriced versus fair value.
Asking €385,000 versus the Ermesinde, Valongo, Porto area baseline of €307,580 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 60 · Materials 70 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €307,580 + condition -€43,672 + location +€14,560 = modelled fair value of €152,888 (€1,176/m²), a €232,112 (60.3%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 483ba9 | Subject | €385,000 | €2,962 | — | 60 | 70 |
| Ermesinde · e40b03 | Active | €195,000 | €1,773 | 40.1% | — | 68 |
| rua Dom António Castro Meireles, 60 | Active | €290,000 | €2,959 | 0.1% | 70 | 71 |
| praça Fernando Campos | Active | €358,000 | €2,754 | 7.0% | 72 | 71 |
| rua Doutor António de Sousa Oliveira, 101 | Active | €340,000 | €2,595 | 12.4% | 72 | 73 |
| Median comp | €315,000 | €2,675 | 9.7% | 72 | 71 |
Long-term rental The current listing price of €385,000 for a 3-bed apartment in Ermesinde is significantly above the fair value of €152,888, marking a 60.3% gap, which makes this property an unwise long-term rental investment. With a gross yield of only 2.8% and a condition rating of 54/100, the potential returns do not justify the inflated asking price. Family rental For family rental purposes, the property’s asking price is excessively high compared to its fair value of €152,888, resulting in a substantial 60.3% price disparity. Despite the suburban location's accessibility to amenities, the yield of 2.8% is lackluster, indicating that this property is overpriced and unlikely to attract the desired tenant quality. Buy-and-hold In a buy-and-hold strategy, investing €385,000 in this 3-bed apartment in Ermesinde does not appear viable, given the fair value of €152,888 and the resultant gap indicating a 60.3% overpricing. With a yield of just 2.8%, the financial prospects for long-term appreciation in a market with average neighborhood ratings appear bleak, making this property a poor choice for a buy-and-hold investment.
Tenant turnover risk: With a tenant stability score of 65/100, there is a higher likelihood of turnover, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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