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 duplex of 100 m², built in 2002, energy rating C. Located on rua da Barranha, Ermesinde parish, Valongo municipality, Porto district. Property Features: The duplex offers a distinct two-floor layout that effectively separates living and sleeping areas, enhancing privacy while maximizing space utilization throughout the 100m². Condition: Well-maintained with contemporary design, showcasing effective natural light in key areas.
The valuation. The asking price of €249,000 is significantly above the fair value of €150,536, indicating an overpriced property by €98,464 (39.5%). This raises concerns about potential return on investment in the current market.
Fair value modelled at €150,536 from the area baseline, adjusted for condition and location. Asking €249,000 sits €98,464 (39.5%) above — overpriced versus fair value.
Asking €249,000 versus the rua da Barranha area baseline of €236,600 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua da Barranha
Area baseline €236,600 + condition -€2,344 + location +€12,880 = modelled fair value of €150,536 (€1,505/m²), a €98,464 (39.5%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Barranha | Subject | €249,000 | €2,490 | — | 70 | 73 |
| Ermesinde · 6fb832 | Active | €265,000 | €3,313 | 33.0% | 76 | 73 |
| Rio Tinto · f360ac | Active | €247,500 | €3,438 | 38.1% | 70 | 67 |
| Ermesinde · 00179a | Active | €250,000 | €3,165 | 27.1% | 72 | 69 |
| rua São João de Brito | Active | €219,900 | €3,791 | 52.3% | 70 | 71 |
| Median comp | €248,750 | €3,376 | 35.6% | 71 | 70 |
Long-term rental The duplex in Ermesinde, priced at €249,000, significantly exceeds its fair value of €150,536, presenting a 39.5% gap that indicates it's overpriced. With a gross yield of only 4% and a moderate condition rating of 74/100, the investment may not deliver satisfactory returns over the long term. Family rental Given the current listing price, the 2-bed duplex falls short of offering competitive value for prospective family renters, as it is marked at €249,000 against a fair valuation of €150,536. This property’s gross yield of 4% suggests limited potential for family-focused rental income, making it less attractive within the family rental market. Buy-and-hold The 2-bed duplex is currently overpriced at €249,000 compared to its fair value of €150,536, resulting in a significant gap of 39.5%. Due to the subdued yield of 4% and a condition rating of 74/100, holding this property long-term may not yield the desired financial benefits for investors.
Tenant turnover risk: With a tenant stability score of 65/100, there is a risk of higher tenant turnover which could lead to increased vacancy rates and fluctuating rental income.
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