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 58 m² on the 2nd floor, built in 1984, energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment features an enclosed balcony ideal for various uses, and the solid wood cabinetry adds distinct character despite the need for some modernization.
The valuation. The asking price of €185,000 is above fair value by €26,568 (16.8%), indicating that this property is overpriced relative to the assessed fair value of €158,432.
Fair value modelled at €158,432 from 6 comparable sales in the area. Asking €185,000 sits €26,568 (16.8%) above — overpriced versus fair value.
Asking €185,000 versus the Ermesinde, Valongo, Porto area baseline of €155,627 (€2,683/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €155,627, adjusted for condition and micro-location, gives a modelled fair value of €158,432 (€2,732/m²), a €26,568 (16.8%) gap versus the €185,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 8751ca | Subject | €185,000 | €3,190 | — | 65 | 73 |
| Ermesinde · 00161e | Active | €210,000 | €2,800 | 12.2% | 55 | 76 |
| rua Santa Joana, 20 | Active | €254,800 | €2,474 | 22.4% | 68 | 62 |
| Ermesinde · 956a15 | Active | €220,000 | €2,391 | 25.0% | 70 | 71 |
| rua Índia Portuguesa | Active | €170,000 | €3,091 | 3.1% | 63 | 71 |
| Median comp | €215,000 | €2,637 | 17.3% | 66 | 71 |
Long-term rental The 2-bed apartment in Ermesinde has a gross yield of 4.8%, which is relatively low considering its pricing at €185,000, indicating it may not attract sufficient long-term tenants. With a fair value of €158,432 and a gap of 16.8%, the investment's potential does not justify the current high asking price. Family rental Priced at €185,000, this property appears to be overpriced for family rentals, especially with a condition rating of 63/100, suggesting some necessary improvements. While the neighbourhood is decent, it may deter families from paying a premium given the current market valuation. Buy-and-hold The buy-and-hold strategy may be compromised due to the property being valued at €185,000, which exceeds the fair value and limits profitability over time. Investors should consider that with a fair value gap of 16.8%, future appreciation may not compensate for this initial overvaluation. Not ideal for short-term vacation rental This apartment is not suited for short-term vacation rentals, as the pricing reflects an overpriced situation that may not align with the tourist market's budget. Given the standard safety level and average neighborhood amenities, it would struggle to attract short-term guests willing to pay a premium.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs in maintaining cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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