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.
1-bedroom, 1-bathroom apartment of 45 m² on the 1st floor, built in 1977, energy rating D. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The property includes double-glazed windows for improved insulation and energy efficiency, and is situated just 50 meters from local restaurants and bakeries, enhancing daily convenience.
The valuation. The asking price of €178,000 is €35,934 (25.3%) above its fair value of €142,066, indicating that the property is overpriced. This significant discrepancy suggests caution for potential investors. Buy-to-flip angle. The buy-to-flip strategy in this case may be challenging, given the current asking price and the potential need for renovations. A careful analysis of the local market will be necessary to ensure profitability upon resale. Buy-to-let angle. With an estimated rental income of €668 per month, the gross yield is projected at 4.5%. This could provide a steady cash flow for long-term investors, despite the initial overvaluation.
Fair value modelled at €142,066 from 6 comparable sales in the area. Asking €178,000 sits €35,934 (25.3%) above — overpriced versus fair value.
Asking €178,000 versus the Ermesinde, Valongo, Porto area baseline of €141,680 (€3,148/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €141,680, adjusted for condition and micro-location, gives a modelled fair value of €142,066 (€3,157/m²), a €35,934 (25.3%) gap versus the €178,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 6226f2 | Subject | €178,000 | €3,956 | — | 65 | 72 |
| Ermesinde · 6fb830 | Active | €170,000 | €4,250 | 7.4% | 60 | 73 |
| rua Engenheiro Armando de Magalhães | Active | €295,000 | €3,512 | 11.2% | 55 | 72 |
| praceta António da Costa Viseu, 8 | Active | €197,500 | €3,185 | 19.5% | — | 73 |
| rua de Vilar | Active | €198,000 | €2,789 | 29.5% | — | 68 |
| Median comp | €197,750 | €3,349 | 15.3% | 58 | 73 |
Long-term rental This property is overpriced by 25.3% compared to its fair value, making it a less attractive option for long-term rental investments. With a gross yield of only 4.5% and a neighborhood rating of 72/100, the potential returns may not justify the investment at this price point. Family rental Given the current market dynamics and the fact that this property is overpriced compared to the fair value, it may not be ideal for family rental opportunities. While the neighborhood boasts decent amenities, the pricing presents a challenge for potential family tenants seeking value. Buy-and-hold The buy-and-hold strategy might be less effective with this property being overpriced by 25.3% against fair value. The lower condition rating of 61/100 further complicates the long-term prospects, suggesting that appreciation potential could be limited under current market conditions.
Economic Volatility Risk The property is situated in an area with an economic stability score of 70/100, which indicates potential fluctuations that could negatively impact rental income and property value.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
