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, 2-bathroom apartment of 92 m² on the 1st floor, built in 2005. Located Ermesinde parish, Valongo municipality, Porto district. This apartment includes a generous balcony that offers unobstructed views, enhancing the living space with an outdoor component perfect for relaxation or entertaining.
The valuation. The asking price of €270,000 is significantly above the fair value of €142,242, making it overpriced by €127,758 (47.3%). This discrepancy suggests a less attractive investment opportunity for buyers. Buy-to-flip angle. A resale or wholesale strategy in this scenario would require substantial renovations to justify a higher selling price, potentially targeting a resale value beyond €300,000. However, current overvaluation complicates this approach. Buy-to-let angle. The estimated rental income of €810 per month yields a gross yield of 3.6%, which is low given the investment's asking price. This strategy could appeal more to long-term investors seeking steady cash flow rather than immediate returns.
Fair value modelled at €142,242 from the area baseline, adjusted for condition and location. Asking €270,000 sits €127,758 (47.3%) above — overpriced versus fair value.
Asking €270,000 versus the Ermesinde, Valongo, Porto area baseline of €217,672 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Ermesinde, Valongo, Porto
Area baseline €217,672 + condition +€4,169 + location +€9,274 = modelled fair value of €142,242 (€1,546/m²), a €127,758 (47.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · be9673 | Subject | €270,000 | €2,935 | — | 75 | 68 |
| Ermesinde · 25f56b | Active | €289,000 | €2,919 | 0.5% | 74 | 74 |
| rua Abel Salazar, 294 | Active | €285,000 | €3,065 | 4.4% | 75 | 73 |
| Águas Santas · 6eb8ec | Active | €315,000 | €2,299 | 21.7% | 72 | 75 |
| travessa Pinheiro | Active | €267,000 | €2,670 | 9.0% | 75 | 69 |
| Median comp | €287,000 | €2,795 | 4.8% | 75 | 74 |
Long-term rental Despite being in proximity to Porto's amenities, the 2-bed apartment in Ermesinde is overpriced at €270,000, significantly exceeding its fair value of €142,242 by 47.3%. This gap indicates a lack of immediate financial viability for long-term rental investment, as the gross yield of 3.6% does not compensate for the overvaluation. Family rental Targeting families in the area could be promising due to access to city amenities, yet the substantial overpricing of this apartment at €270,000 prevents it from being a sensible option. With its fair value standing at €142,242, the financial metrics suggest that potential family renters could seek more reasonable alternatives elsewhere. Buy-and-hold Holding this property long-term could seem appealing due to its location, but at a listing price of €270,000, it is notably overpriced given the fair value of €142,242, indicating significant risk for investors. The current gross yield of 3.6% coupled with the high initial investment makes this a less-than-optimal buy-and-hold strategy based on current market conditions.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant likelihood of increased turnover and associated costs, which could impact your investment returns negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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