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 127 m², built in 1976, energy rating E. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment's functional layout is enhanced by a spacious open-concept living area, optimized for maximum interaction and comfort, ideal for family gatherings. Additional Notes: Ground floor accessibility complements its inviting design.
The valuation. The asking price of €220,000 sits €37,958 or 20.9% above the fair value of €182,042, indicating the property is overpriced. Buy-to-flip angle. Given the current market conditions, a resale strategy targeting renovations could potentially yield a quicker turnaround, leveraging the unit's average condition. Buy-to-let angle. The estimated gross rental income of €1,063 per month represents a solid 5.8% yield, appealing for a long-term rental strategy in a family-friendly neighborhood.
Fair value modelled at €182,042 from 6 comparable sales in the area. Asking €220,000 sits €37,958 (20.9%) above — overpriced versus fair value.
Asking €220,000 versus the Ermesinde, Valongo, Porto area baseline of €162,745 (€1,281/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €162,745, adjusted for condition and micro-location, gives a modelled fair value of €182,042 (€1,433/m²), a €37,958 (20.9%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 6530e7 | Subject | €220,000 | €1,732 | — | 70 | 73 |
| rua de São Francisco Xavier | Active | €274,500 | €2,307 | 33.2% | 64 | 72 |
| rua Calouste Gulbenkian | Active | €123,500 | €1,211 | 30.1% | — | 73 |
| rua Ermesinde, 225 | Active | €285,000 | €1,900 | 9.7% | 68 | 70 |
| Ermesinde · e40b0f | Active | €127,500 | €1,356 | 21.7% | 55 | 73 |
| Median comp | €201,000 | €1,628 | 6.0% | 64 | 73 |
Long-term rental The 3-bed apartment in Ermesinde is positioned in a suburb of Porto with good transport links, but its current listing price of €220,000 exceeds the fair value by 20.9%. Despite a gross yield of 5.8%, the property is overpriced, limiting its appeal in the long-term rental market. Family rental While the apartment could cater to families given its size and proximity to schools, the pricing renders it less attractive as a family rental option. The property is overpriced at €220,000, diminishing potential returns and interest from family renters seeking value. Buy-and-hold Although the apartment could provide a steady income over time, its overpriced value of €220,000 suggests an unsustainable investment for a buy-and-hold strategy. Investors may find the 5.8% yield insufficient, especially when considering the fair value of only €182,042 and a 20.9% gap that reflects the property’s inflated listing price.
Economic Vulnerability With an economic stability score of 70/100, the property may face market fluctuations that could affect rental income and overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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