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 house of 127 m², built in 2002, energy rating E. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This property features a versatile lounge on the ground floor, perfect for a home office or gym, and boasts over 60m² of exclusive outdoor space. Location Advantages: Situated in the prestigious Vila Beatriz area of Ermesinde, it offers convenient access to essential services and transportation. Conclusion: A unique combination of privacy and independence in a sought-after residential area. Valuation Verdict: Fair**
The valuation. The asking price of €385,000 is slightly above the fair value of €367,439, with a difference of €17,561 (4.8%). This positions the property as fairly valued within the current market context.
Fair value modelled at €367,439 from 6 comparable sales in the area. Asking €385,000 sits €17,561 (4.8%) above — overpriced versus fair value.
Asking €385,000 versus the Ermesinde, Valongo, Porto area baseline of €336,612 (€2,650/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €336,612, adjusted for condition and micro-location, gives a modelled fair value of €367,439 (€2,893/m²), a €17,561 (4.8%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · a8054d | Subject | €385,000 | €3,031 | — | 71 | 75 |
| Águas Santas · a8ed5b | Active | €255,000 | €3,036 | 0.1% | 70 | 71 |
| rua Bom Samaritano | Active | €262,500 | €2,763 | 8.9% | 65 | 73 |
| Ermesinde · 90d917 | Active | €290,000 | €2,929 | 3.4% | 76 | 65 |
| rua 25 de Abril, 115 | Active | €299,900 | €3,157 | 4.1% | 70 | 73 |
| Median comp | €276,250 | €2,983 | 1.6% | 70 | 72 |
Long-term rental The property in Ermesinde provides a stable long-term rental opportunity with a gross yield of 3.1%, appealing to tenants seeking suburban living close to Porto. Given the neighbourhood's score of 75/100, it has a solid tenant quality that can help maintain occupancy rates. Family rental This 3-bed house is well-suited for families given its size and suburban location, with amenities providing convenience to daily life. The fair valuation indicates a competitive market position, although it is not a bargain, making it attractive for families wanting to settle in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield positive returns due to the property's fair value status and decent neighbourhood rating. While the growth potential may not be extraordinary, its proximity to Porto suggests stable long-term appreciation without the risks associated with short-term rental markets.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of higher tenant turnover, which could impact rental income and increase vacancy costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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