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 134 m² on the 3rd floor, built in 2008, energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. This apartment features two private balconies that enhance its outdoor living space, providing views and natural light, while its modern kitchen includes high-end appliances for a stylish cooking experience.
The valuation. The asking price of €320,000 exceeds the fair value by €53,194 (19.9%), positioning the property as overpriced. This discrepancy suggests caution for potential investors. Buy-to-flip angle. A resale strategy focusing on home improvements could capture significant value, yet the current asking price may limit profitable options. Targeting a more realistic price could enhance the flipping potential. Buy-to-let angle. With an estimated gross yield of 3.6%, potential rental income of €960/month offers steady cash flow as a long-term family rental. However, market competition could impact rental viability in the area.
Fair value modelled at €266,806 from 6 comparable sales in the area. Asking €320,000 sits €53,194 (19.9%) above — overpriced versus fair value.
Asking €320,000 versus the Ermesinde, Valongo, Porto area baseline of €223,952 (€1,671/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €223,952, adjusted for condition and micro-location, gives a modelled fair value of €266,806 (€1,991/m²), a €53,194 (19.9%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 4a4605 | Subject | €320,000 | €2,388 | — | 75 | 61 |
| Fânzeres e São Pedro da Cova · 937326 | Active | €349,000 | €1,918 | 19.7% | 74 | 68 |
| Ermesinde · 911243 | Active | €299,000 | €1,942 | 18.7% | 72 | 82 |
| rua 25 de Abril, 136 | Active | €315,000 | €1,969 | 17.6% | 75 | 64 |
| rua Comércio do Porto, 34 | Active | €290,000 | €2,320 | 2.9% | 73 | 77 |
| Median comp | €307,000 | €1,956 | 18.1% | 74 | 73 |
Long-term rental This property, priced at €320,000, is currently 19.9% above its fair value of €266,806, indicating that it may not provide an attractive long-term rental investment. With a gross yield of only 3.6%, investors may find better opportunities in the market. Family rental At €320,000, this apartment falls into the overpriced category, making it less appealing for families seeking affordable housing options. Additionally, with a neighborhood score of 61/100, the overall experience for tenants may not meet expectations, potentially affecting occupancy rates. Buy-and-hold Investing in this property as a buy-and-hold strategy carries the risk of overpaying, given its market price is 19.9% above fair value. The property’s gross yield of 3.6% suggests limited potential for growth, making this strategy less favorable in the current economic environment.
Economic and Tenant Instability Risk: With both economic stability and tenant stability scores at 65/100, there is a notable risk of potential fluctuation in rental income due to economic downturns or tenant turnover leading to vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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