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 109 m² on the 3rd floor, built in 2001, energy rating E. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment boasts a spacious balcony with privileged views, and includes a designated parking space for two cars, enhancing both comfort and convenience.
The valuation. The asking price of €250,000 is significantly above the fair value of €219,342, representing an overvaluation of €30,658 (14.0%). This suggests that the property is overpriced in the current market.
Fair value modelled at €219,342 from 6 comparable sales in the area. Asking €250,000 sits €30,658 (14.0%) above — overpriced versus fair value.
Asking €250,000 versus the Ermesinde, Valongo, Porto area baseline of €205,150 (€1,882/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €205,150, adjusted for condition and micro-location, gives a modelled fair value of €219,342 (€2,012/m²), a €30,658 (14.0%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 15e2fa | Subject | €250,000 | €2,294 | — | 65 | 64 |
| Baguim do Monte (Rio Tinto) · e40aa5 | Active | €145,000 | €1,510 | 34.1% | 70 | 69 |
| rua Calouste Gulbenkian | Active | €123,500 | €1,211 | 47.2% | — | 73 |
| rua Santa Joana, 26 | Active | €220,000 | €1,964 | 14.4% | 68 | 72 |
| Águas Santas · ade5f7 | Active | €235,000 | €2,500 | 9.0% | 62 | 70 |
| Median comp | €182,500 | €1,737 | 24.3% | 68 | 71 |
Long-term rental The 2-bed apartment in Ermesinde, Valongo is overpriced at €250,000 compared to its fair value of €219,342, indicating a 14.0% gap. With a gross yield of 4.5%, this investment may not provide adequate returns to justify the premium price. Buy-and-hold Given the fair value assessment, the investment in this property is not ideal for a buy-and-hold strategy as the listing price exceeds fair valuation by 14.0%. Additionally, the moderate neighborhood rating and the overall condition of 69/100 may hinder long-term appreciation potential. Family rental While the apartment could appeal to families, its current listing price reflects an overvaluation of 14.0% compared to its fair value, limiting its rental attractiveness. The suburban location, combined with a neighborhood score of 64/100, suggests moderate demand, further complicating family rental viability.
Economic Volatility With an economic stability score of 70/100, there is a moderate risk of economic fluctuations that could affect rental demand, and a tenant stability score of 60/100 further indicates potential challenges in tenant retention and lease renewals.
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
