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, 0-bathroom apartment of 70 m², built in 2022, energy rating A+. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment is strategically located near major transport routes and public services, enhancing convenience for residents commuting to Porto and beyond.
The valuation. The asking price of €280,000 sits above the fair value of €220,537 by €59,463 (27.0%), indicating the property is overpriced. This discrepancy suggests potential challenges for future resale or rental income realization.
Fair value modelled at €220,537 from 6 comparable sales in the area. Asking €280,000 sits €59,463 (27.0%) above — overpriced versus fair value.
Asking €280,000 versus the Ermesinde, Valongo, Porto area baseline of €196,890 (€2,813/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €196,890, adjusted for condition and micro-location, gives a modelled fair value of €220,537 (€3,151/m²), a €59,463 (27.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 15e36c | Subject | €280,000 | €4,000 | — | 80 | 82 |
| Ermesinde · 26201d | Active | €215,000 | €3,468 | 13.3% | 80 | 70 |
| Ermesinde · 25f4f3 | Active | €215,000 | €3,258 | 18.6% | 88 | 74 |
| Ermesinde · de0bc7 | Active | €275,000 | €2,989 | 25.3% | 75 | 72 |
| Alfena · 1e61c5 | Active | €210,000 | €3,043 | 23.9% | 80 | 70 |
| Median comp | €215,000 | €3,151 | 21.2% | 80 | 71 |
Long-term rental Despite the property’s appealing location near Porto and solid neighborhood ratings, it is currently overpriced at €280,000, which is significantly higher than the fair value of €220,537. With a gross yield of only 3.7%, this property may not generate sufficient returns for long-term investment. Family rental While the neighborhood scores high for safety and amenities, indicating a suitable environment for families, the listing price of €280,000 exceeds its fair value of €220,537 by 27%. This elevated price diminishes the attractiveness of this property as a family rental option, especially given the lower yield of 3.7%. Buy-and-hold The property’s condition and neighborhood quality suggest potential for appreciation; however, the current price of €280,000 is well above the fair value of €220,537, making it a less attractive buy-and-hold investment. As the market remains competitive near Porto, holding onto an overpriced property can lead to longer-than-expected returns due to the inflated initial cost.
Economic Sensitivity The property may be vulnerable to economic fluctuations despite a strong economic stability score of 80, which could impact tenant retention and rental income if economic conditions worsen.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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