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 149 m² on the 3rd floor, built in 2000. Located on praceta Costa, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Feature: This top-floor apartment boasts excellent sunlight exposure, enhancing its bright, airy atmosphere, along with spacious living areas and high-quality modern finishes throughout. Additional Perk: A parking space accommodating two cars adds significant convenience in this urban location.
The valuation. The asking price of €300,000 is €59,579 (19.9%) above the fair value of €240,421, indicating that the property is overpriced. Investors should be cautious given this significant premium over the assessed market value.
Fair value modelled at €240,421 from the area baseline, adjusted for condition and location. Asking €300,000 sits €59,579 (19.9%) above — overpriced versus fair value.
Asking €300,000 versus the praceta Costa area baseline of €352,534 (€2,366/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Costa
Area baseline €352,534 + condition +€15,133 + location +€16,688 = modelled fair value of €240,421 (€1,614/m²), a €59,579 (19.9%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Costa | Subject | €300,000 | €2,013 | — | 78 | 70 |
| rua Central do Barreiro | Active | €310,000 | €1,962 | 2.6% | 72 | 74 |
| rua Cidade de Trelazé | Active | €275,000 | €2,331 | 15.7% | 75 | 71 |
| Ermesinde · de0b8a | Active | €162,337 | €1,691 | 16.0% | 72 | 65 |
| Ermesinde · 937627 | Active | €295,000 | €2,398 | 19.1% | 75 | 73 |
| Median comp | €285,000 | €2,147 | 6.6% | 74 | 72 |
Long-term rental The property in Ermesinde is priced at €300,000, which is significantly above its fair value of €240,421, making it overpriced with a 19.9% gap. As a long-term rental investment, the gross yield of 4% may be suboptimal given the high acquisition cost relative to property value. Buy-and-hold With the property being listed at €300,000 and a fair value of €240,421, this apartment represents an overpriced opportunity, demonstrating a substantial value gap of 19.9%. As a buy-and-hold investment, the limited growth potential in a suburban setting does not justify the high entry price. Family rental The family rental market may appear promising in Ermesinde; however, the current pricing of €300,000 exceeds the fair value of €240,421, indicating that the property is overpriced by 19.9%. This increased cost may deter potential tenants looking for affordable rental options in suburban areas, impacting overall demand and profitability.
Economic Dependence Risk The property faces an economic dependence risk given its economic stability score of 70/100, which suggests vulnerability to market fluctuations, potentially threatening tenant retention as indicated by the tenant stability score of 65/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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