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 100 m² on the 1st floor, energy rating C. Located on rua Alto da Costa, Ermesinde parish, Valongo municipality, Porto district. Unique Feature: The apartment offers a versatile sunroom, ideal for home office use or additional living space, enhancing its functional appeal for modern living.
The valuation. The asking price of €235,000 is significantly above the fair value of €152,919, leaving a gap of €82,081, or 34.9%. This valuation indicates the property is overpriced in the current market.
Fair value modelled at €152,919 from the area baseline, adjusted for condition and location. Asking €235,000 sits €82,081 (34.9%) above — overpriced versus fair value.
Asking €235,000 versus the rua Alto da Costa area baseline of €236,600 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Alto da Costa
Area baseline €236,600 + condition +€1,719 + location +€11,200 = modelled fair value of €152,919 (€1,529/m²), a €82,081 (34.9%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alto da Costa | Subject | €235,000 | €2,350 | — | 74 | 70 |
| rua Dom António Castro Meireles | Active | €245,000 | €2,500 | 6.4% | 80 | 76 |
| rua Manuel Marques de Sá Junior | Active | €268,000 | €2,310 | 1.7% | 70 | 72 |
| rua Vale da Pinha S / N | Active | €279,000 | €2,735 | 16.4% | 68 | 71 |
| Baguim do Monte (Rio Tinto) · 49b8a8 | Active | €286,500 | €3,219 | 37.0% | 80 | 73 |
| Median comp | €273,500 | €2,618 | 11.4% | 75 | 73 |
Long-term rental The property in Ermesinde is currently priced 34.9% above its fair value, indicating that investors may struggle to achieve desirable returns. With a gross yield of 5.2%, this property may not provide sufficient income to justify the premium price. Family rental While the property has a good condition rating of 76/100, its price exceeds fair market value by nearly €82,000, suggesting that securing long-term family tenants could be challenging at this price point. Families may be inclined to seek better value options in the vicinity, making this investment less attractive. Buy-and-hold Investing in this apartment as a buy-and-hold strategy might be unwise due to its 34.9% markup above fair value, which could hinder capital appreciation in the long run. Buying at this inflated price does not align with prudent investment fundamentals, especially in a neighborhood that shows signs of being more competitive for rental pricing.
Inconsistent Tenant Stability The tenant stability score of 60/100 suggests potential volatility in occupancy rates, making it a risk for generating steady rental income.
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