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, 3-bathroom apartment of 110 m² on the 4th floor, built in 1998, energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment includes a cozy fireplace in the spacious living room and benefits from double glazing for superior thermal insulation, enhancing comfort in the urban setting.
The valuation. The asking price of €318,000 sits 9.4% above the fair value of €290,617, which indicates the property is fairly priced within the current market context. This price reflects the quality of the materials and finishes used throughout. Buy-to-flip angle. The strategy for resale involves updating certain dated elements, particularly the bathrooms, to maximize appeal to potential buyers, aiming for a quicker turnaround at a higher price point. Improvements could enhance the resale value significantly beyond the current asking price. Buy-to-let angle. With an estimated rental income of €795 per month, the gross yield stands at 3%, making this property a viable option for long-term rental strategies. The suburban location, coupled with low crime rates, adds to its attractiveness for family tenants.
Fair value modelled at €290,617 from 6 comparable sales in the area. Asking €318,000 sits €27,383 (9.4%) above — overpriced versus fair value.
Asking €318,000 versus the Ermesinde, Valongo, Porto area baseline of €252,752 (€2,298/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 is above the parish average, lifting 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 €252,752, adjusted for condition and micro-location, gives a modelled fair value of €290,617 (€2,642/m²), a €27,383 (9.4%) gap versus the €318,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 6a956a | Subject | €318,000 | €2,891 | — | 72 | 75 |
| Águas Santas · 6eb8ec | Active | €315,000 | €2,299 | 20.5% | 72 | 75 |
| Nogueira e Silva Escura · 93762f | Active | €364,000 | €2,638 | 8.8% | 75 | 62 |
| rua dos Moutidos, 233 | Active | €345,000 | €2,464 | 14.8% | 74 | 70 |
| rua dos Ourais, 265 | Active | €389,000 | €2,646 | 8.5% | 76 | 75 |
| Median comp | €354,500 | €2,551 | 11.8% | 75 | 73 |
Long-term rental The property, with a gross yield of 3%, is suitable for long-term rental given the stability of its suburban location near Porto amenities. However, the listing price of €318,000 is essentially at a fair value, which limits immediate profitability for landlords. Buy-and-hold With the fair valuation of €290,617, this buy-and-hold strategy may realize modest appreciation over time as the economy in Valongo gradually improves. That said, the current market entry price does not create a significant margin for immediate profit, making it a fair but unexciting investment. Family rental Ideal for family rentals, the property is located in a neighborhood with low crime rates and a decent tenant quality rating of 75/100. Nevertheless, at €318,000, it aligns with fair market value without presenting a compelling undercurrent for investors seeking high returns. Not ideal for: Luxury market, Short-term rental, Student housing
Economic-tenant cohesion risk: With both economic and tenant stability scores at 75/100, there may be elevated risks of economic downturns impacting tenant retention, potentially leading to vacancy and decreased income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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