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 126 m² on the 2nd floor, built in 1988, energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment includes a marquis balcony enhancing the living room’s spaciousness and offers double-glazed windows for improved sound insulation and energy efficiency.
The valuation. The asking price of €279,000 sits just €1,949 (0.7%) above the fair value of €277,051, indicating that it is priced fairly in the current market. This suggests a balanced valuation that may appeal to potential buyers. Buy-to-flip angle. A resale strategy could focus on minor renovations to boost aesthetic appeal, targeting a quick flip in a well-connected suburban area like Ermesinde. This approach aims to leverage the property’s modest condition for a profitable resale. Buy-to-let angle. The estimated rental income of €814 per month translates to a gross yield of 3.5%, making this property a viable long-term rental investment. The family-friendly environment in a suburban setting enhances its attractiveness to potential tenants.
Fair value modelled at €277,051 from 6 comparable sales in the area. Asking €279,000 sits €1,949 (0.7%) above — overpriced versus fair value.
Asking €279,000 versus the Ermesinde, Valongo, Porto area baseline of €262,419 (€2,083/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €262,419, adjusted for condition and micro-location, gives a modelled fair value of €277,051 (€2,199/m²), a €1,949 (0.7%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · f14e31 | Subject | €279,000 | €2,214 | — | 70 | 75 |
| rua São Francisco Xavier | Active | €285,000 | €2,436 | 10.0% | 65 | 72 |
| Baguim do Monte (Rio Tinto) · 49b94c | Active | €269,900 | €1,377 | 37.8% | 64 | 69 |
| Valongo · 4a4561 | Active | €345,000 | €2,091 | 5.6% | 75 | 62 |
| Águas Santas · 1f3671 | Active | €297,500 | €2,479 | 12.0% | 70 | 74 |
| Median comp | €291,250 | €2,264 | 2.2% | 68 | 71 |
Long-term rental The property offers a solid gross yield of 3.5%, making it suitable for long-term rental investments. However, the proximity to suburban amenities coupled with its fair valuation suggests limited upside potential. Buy-and-hold Considering its fair valuation at €279,000 and a yield of 3.5%, this property may provide stable cash flow for buy-and-hold investors. The condition rating of 66/100 indicates room for improvement, but overall the investment reflects moderate risk with steady returns. Family rental This 3-bed apartment in a well-rated neighbourhood is particularly appealing for family rentals, backed by its fair value of €279,000. The characteristics of the area support a stable demographic, although the yield suggests renters might expect competitive pricing. Short-term vacation rental The property is not suited for short-term vacation rentals due to its fair valuation and suburban setting, which may lack the desired tourist appeal. Investors should look for opportunities that align more closely with high-demand tourist locations. Student housing With its family-oriented characteristics and fair valuation, this property is not ideal for student housing investments. The suburban environment and yield do not align with the expectations of a lucrative student rental market.
Economic volatility risk With an economic stability score of 75/100, there is a potential risk of fluctuations in local economic conditions that could adversely affect property values and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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