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 124 m² on the 2nd floor, built in 1996, energy rating D. Located Ermesinde parish, Valongo municipality, Porto district. Unique Feature: A wrap-around balcony offers panoramic views and an abundance of natural light, enhancing the apartment's airy feel and outdoor enjoyment opportunities; Transport Convenience: A bus stop is positioned right outside the building, ensuring easy access to public transportation.
The valuation. The asking price of €259,000 sits €28,969 (12.6%) above the fair value of €230,031, reflecting a valuation that is overpriced given the current market conditions. Prospective buyers should be cautious and consider negotiation strategies.
Fair value modelled at €230,031 from 6 comparable sales in the area. Asking €259,000 sits €28,969 (12.6%) above — overpriced versus fair value.
Asking €259,000 versus the Ermesinde, Valongo, Porto area baseline of €211,103 (€1,702/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €211,103, adjusted for condition and micro-location, gives a modelled fair value of €230,031 (€1,855/m²), a €28,969 (12.6%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 468222 | Subject | €259,000 | €2,089 | — | 56 | 67 |
| rua Calouste Gulbenkian | Active | €159,000 | €1,691 | 19.0% | 55 | 67 |
| rua de Medancelhe | Active | €257,500 | €1,981 | 5.2% | 54 | 71 |
| Ermesinde · 956e93 | Active | €185,000 | €1,542 | 26.2% | 55 | 69 |
| rua Calouste Gulbenkian, 152 | Active | €198,000 | €2,106 | 0.8% | — | 74 |
| Median comp | €191,500 | €1,836 | 12.1% | 55 | 70 |
Long-term rental The property in Ermesinde, Valongo, listed at €259,000, is overpriced compared to the fair value of €230,031, reflecting a gap of 12.6%. With a gross yield of only 5%, the investment presents limited future rental return potential in a moderately developed suburban area. Family rental Despite its suburban location being influenced by proximity to Porto, the apartment's current pricing at €259,000 indicates it is overpriced, surpassing the fair value of €230,031 by 12.6%. Families seeking long-term rentals may find better value elsewhere, considering the average condition score of 58/100. Buy-and-hold The buy-and-hold strategy for this property appears less favorable due to its €259,000 price tag, well above the fair value of €230,031, leaving a gap of 12.6%. While the location benefits from moderate amenities, the yield of 5% does not justify the current pricing compared to potential alternatives in the area.
Tenant turnover risk High tenant turnover is possible due to the low tenant stability score of 60/100, which may lead 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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