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 84 m² on the 1st floor, energy rating D. Located on rua Engenheiro Armando de Magalhães, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment's updated kitchen not only enhances functionality but adds modern appeal in a central location, making it a rare find for urban living. Highlight: Excellent accessibility to public transport and amenities within walking distance, fostering a vibrant lifestyle.
The valuation. The asking price of €295,000 is significantly above the fair value of €261,218, resulting in an overpriced status by €33,782 or 12.9%. This discrepancy suggests that potential buyers should proceed with caution. Buy-to-flip angle. A resale strategy would aim for renovations to elevate the property’s condition rating and appeal, potentially increasing the sales price beyond the initial purchase price. Quick turnover in a mixed neighborhood could yield a favorable return. Buy-to-let angle. A long-term rental strategy would target families looking for stability in a suburban area, with an estimated gross yield of 3.2%, equating to about €787 per month. This consistent cash flow can help cover expenses over time.
Fair value modelled at €261,218 from 6 comparable sales in the area. Asking €295,000 sits €33,782 (12.9%) above — overpriced versus fair value.
Asking €295,000 versus the rua Engenheiro Armando de Magalhães area baseline of €266,535 (€3,173/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €266,535, adjusted for condition and micro-location, gives a modelled fair value of €261,218 (€3,110/m²), a €33,782 (12.9%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Armando de Magalhães | Subject | €295,000 | €3,512 | — | 55 | 72 |
| rua Bento de Jesus Caraça | Active | €219,000 | €3,129 | 10.9% | — | 68 |
| rua Bento de Jesus Caraça | Active | €219,000 | €3,129 | 10.9% | 49 | 74 |
| Ermesinde · 6fb830 | Active | €170,000 | €4,250 | 21.0% | 60 | 73 |
| rua Pedro Homem de Melo | Active | €230,000 | €2,527 | 28.0% | 71 | 71 |
| Median comp | €219,000 | €3,129 | 10.9% | 60 | 72 |
Long-term rental The property in Ermesinde is priced at €295,000, which is 12.9% above its fair value of €261,218. With a gross yield of only 3.2%, this investment is unlikely to meet the expected returns for long-term rental. Family rental Given the property's pricing at €295,000 compared to a fair value of €261,218, it is perceived as overpriced by 12.9%. The yield of 3.2% and a neighborhood quality score of 72 suggest limited appeal for family rental prospects at this price point. Buy-and-hold The 2-bed apartment in Ermesinde is listed at €295,000, which represents a 12.9% premium over its fair value of €261,218. Investors looking to buy and hold may find the 3.2% gross yield insufficient in the context of an overpriced asset and its current condition score of 57 out of 100.
Potential Economic Downturn The economic stability score of 70/100 indicates a moderate risk of adverse economic changes that could affect tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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