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 83 m² on the 8th floor, built in 1999, energy rating C. Located on rua de São Bartolomeu, 143, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The ongoing facade rehabilitation and restoration of common areas will enhance the property’s aesthetic appeal and value without significant financial burden for the new owner. Location Benefits: Situated in the tranquil Susão area, the apartment offers excellent accessibility to public transport and essential services, making it an ideal residential choice.**
The valuation. The asking price of €219,900 is significantly above the fair value of €196,798, presenting a premium of €23,102 (11.7%). This indicates the property is overpriced in the current market.
Fair value modelled at €196,798 from 6 comparable sales in the area. Asking €219,900 sits €23,102 (11.7%) above — overpriced versus fair value.
Asking €219,900 versus the rua de São Bartolomeu, 143 area baseline of €164,709 (€1,984/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €164,709, adjusted for condition and micro-location, gives a modelled fair value of €196,798 (€2,371/m²), a €23,102 (11.7%) gap versus the €219,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bartolomeu, 143 | Subject | €219,900 | €2,649 | — | 75 | 69 |
| Ermesinde · 38a0a6 | Active | €225,000 | €2,344 | 11.5% | 75 | 63 |
| rua Cidade de Trelazé | Active | €275,000 | €2,331 | 12.0% | 75 | 71 |
| avenida Doutor Francisco Sá Carneiro, 29 | Active | €299,000 | €2,492 | 6.0% | 74 | 70 |
| rua Agostinho Alves Sousa | Active | €282,000 | €2,686 | 1.4% | 75 | 71 |
| Median comp | €278,500 | €2,418 | 8.7% | 75 | 71 |
Long-term rental The property in Ermesinde is priced at €219,900, which is 11.7% above its fair value of €196,798, indicating that it is overpriced. With a gross yield of 4.3%, potential returns may not justify the higher entry cost for long-term rental investments. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy appears challenging due to its current listing price exceeding fair market value. The neighborhood scores indicate some positive attributes, but the overall valuation suggests limited upside potential for long-term appreciation. Family rental While the property can function for family rental purposes, its listing price of €219,900 shows it to be overpriced relative to the fair value of €196,798. Given the neighborhood's moderate score of 69/100, it may attract tenants, but the premium cost could deter prospective renters. Not ideal for The property is not suitable for the luxury market due to its neighborhood characteristics and the current pricing being above fair value. Additionally, as a student housing option, the higher price and suburban setting may not make it attractive enough for that demographic.
Economic Vulnerability The economic stability score of 65/100 indicates a moderate risk of economic fluctuations that could impact tenant retention and rental income stability.
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