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 101 m² on the 2nd floor, energy rating D. Located on rua Almeida Garrett, 110, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The south-facing balcony next to the office enhances natural light and provides a warm retreat, while the renovated windows significantly improve thermal insulation, offering potential for a better energy rating.
The valuation. The asking price of €350,000 exceeds the fair value of €259,804 by €90,196 (34.7%). This property is overpriced according to current market standards.
Fair value modelled at €259,804 from 6 comparable sales in the area. Asking €350,000 sits €90,196 (34.7%) above — overpriced versus fair value.
Asking €350,000 versus the rua Almeida Garrett, 110 area baseline of €235,487 (€2,332/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €235,487, adjusted for condition and micro-location, gives a modelled fair value of €259,804 (€2,572/m²), a €90,196 (34.7%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almeida Garrett, 110 | Subject | €350,000 | €3,465 | — | 70 | 75 |
| rua Manuel Ferreira Ribeiro, 8 | Active | €319,000 | €2,417 | 30.3% | 73 | 65 |
| Ermesinde · 96c19f | Active | €285,000 | €2,545 | 26.6% | 72 | 70 |
| Rio Tinto · 8ee362 | Active | €260,000 | €2,600 | 25.0% | 74 | 70 |
| Águas Santas · 6d5378 | Active | €310,000 | €2,627 | 24.2% | 72 | 73 |
| Median comp | €297,500 | €2,573 | 25.8% | 73 | 70 |
Long-term rental While the property offers a reasonable yield of 2.9%, the current listing price of €350,000 exceeds the fair value by 34.7%, indicating that it is overpriced. This gap suggests that the long-term rental strategy may not provide adequate returns given the inflated entry cost. Family rental The property’s condition score of 73/100 and the neighborhood rating of 75/100 create a suitable environment for family rentals; however, the significant pricing discrepancy makes it hard to justify the investment. As the €350,000 asking price is considerably above the fair value, families may seek more affordable alternatives within the community. Buy-and-hold Adopting a buy-and-hold strategy is unlikely to yield favorable results due to the 34.7% gap between the listing and fair values, which suggests a lack of growth potential. The current price of €350,000 positions this property as overpriced, making it a less attractive long-term investment choice. Not ideal for: Luxury market, Short-term vacation rental Given the current market conditions and property valuation, this apartment is not suitable for the luxury market or short-term vacation rental strategies, as both require a more competitive price point to attract the desired clientele.
Economic Fluctuation Risk With an economic stability score of 75/100, there is a risk that economic downturns could negatively impact rental demand and pricing. Also, the tenant stability score of 75/100 suggests potential concerns with tenant retention, which may affect cash flow predictability if tenants change frequently.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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