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 101 m² on the 1st floor, built in 1989, energy rating D. Located on rua Calouste Gulbenkian, Ermesinde parish, Valongo municipality, Porto district. The property features solar exposure on three fronts, ensuring ample natural light and thermal comfort throughout the day, enhancing the potential for a modern living experience. The generous entrance hall and the possibility of creating an open space design provide significant versatility. Additionally, a private balcony accessible from one of the bedrooms enhances both space and outdoor living options.
The valuation. The asking price of €228,000 is significantly above fair value, which is estimated at €202,656, resulting in an overpriced status of €25,344 (12.5%). This valuation suggests a cautionary approach for potential investors.
Fair value modelled at €202,656 from 6 comparable sales in the area. Asking €228,000 sits €25,344 (12.5%) above — overpriced versus fair value.
Asking €228,000 versus the rua Calouste Gulbenkian area baseline of €154,611 (€1,531/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €154,611, adjusted for condition and micro-location, gives a modelled fair value of €202,656 (€2,006/m²), a €25,344 (12.5%) gap versus the €228,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Calouste Gulbenkian | Subject | €228,000 | €2,257 | — | 86 | 80 |
| rua Gago Coutinho, 84 | Active | €305,000 | €2,163 | 4.2% | 80 | 66 |
| rua Padre Lourenço Ferreira da Silva, 32 | Active | €220,000 | €2,000 | 11.4% | 71 | 73 |
| avenida João de Deus | Active | €285,000 | €1,993 | 11.7% | 72 | 68 |
| rua São José | Active | €352,500 | €1,992 | 11.8% | 75 | 72 |
| Median comp | €295,000 | €1,997 | 11.6% | 74 | 70 |
Long-term rental The property presents a gross yield of 4.9%, which may appeal to long-term investors seeking steady cash flow. However, with a fair value of €202,656, the listing price of €228,000 shows a 12.5% premium, suggesting it's overpriced for long-term rental viability. Buy-and-hold While the housing market around Ermesinde benefits from its proximity to Porto, the current listing price of €228,000 exceeds its fair value by 12.5%, deeming the property overpriced. Investors may find the potential for appreciation limited by its current valuation relative to market expectations. Family rental The property has a commendable condition score of 84/100 and a suitable neighbourhood rating of 80/100 for families. However, at €228,000, the property is priced 12.5% over its fair value of €202,656, making it an overpriced option for family rental purposes.
Potential Economic Downturn Despite an economic stability score of 80/100, there remains a risk that unforeseen economic changes could lead to decreased income stability for tenants, impacting their ability to pay rent consistently.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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