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, 1-bathroom apartment of 99 m² on the 2nd floor. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The property benefits from a functional layout with a separate office space, enhancing its versatility for both home and work needs.
The valuation. The asking price of €240,000 sits €37,686 (18.6%) above the fair value of €202,314, indicating the property is overpriced. This discrepancy suggests potential challenges in achieving a profitable sale in the current market conditions.
Fair value modelled at €202,314 from 6 comparable sales in the area. Asking €240,000 sits €37,686 (18.6%) above — overpriced versus fair value.
Asking €240,000 versus the Ermesinde, Valongo, Porto area baseline of €212,816 (€2,150/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €212,816, adjusted for condition and micro-location, gives a modelled fair value of €202,314 (€2,044/m²), a €37,686 (18.6%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 626f53 | Subject | €240,000 | €2,424 | — | 58 | 72 |
| rua de Medancelhe | Active | €257,500 | €1,981 | 18.3% | 54 | 71 |
| rua Calouste Gulbenkian | Active | €159,000 | €1,691 | 30.2% | 55 | 67 |
| rua Calouste Gulbenkian, 152 | Active | €198,000 | €2,106 | 13.1% | — | 74 |
| Ermesinde · 956e93 | Active | €185,000 | €1,542 | 36.4% | 55 | 69 |
| Median comp | €191,500 | €1,836 | 24.3% | 55 | 70 |
Long-term rental This 3-bed apartment in Ermesinde is likely to struggle in achieving optimal long-term rental yields due to its current listing price of €240,000, which is 18.6% above the fair value of €202,314. Furthermore, with a gross yield of only 4.6% and a condition score of 54/100, the investment does not align with the expected market performance. Family rental While the property may attract family tenants given its size and location, the pricing at €240,000 significantly overshoots the fair market value, making it a less attractive option for prospective long-term family renters. Additionally, the condition score of 54/100 indicates that upgrades may be needed to meet family expectations, compounding the investment's shortcomings. Buy-and-hold The potential for appreciation in this Ermesinde apartment is overshadowed by its overpricing at €240,000, which is 18.6% higher than the fair value of €202,314. As the property does not represent a sound buy-and-hold strategy, the investor may find limited return prospects in the current market conditions.
Economic Dependence Risk: With an economic stability score of 75/100, fluctuations in the local economy could severely impact rental demand and tenant retention.
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