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, 2-bathroom apartment of 89 m² on the 2nd floor, energy rating A. Located Ermesinde parish, Valongo municipality, Porto district. This apartment features a versatile +1 room perfect for a home office or guest space, alongside a balcony that offers scenic views and additional outdoor enjoyment.
The valuation. The asking price of €330,000 stands €83,210 (33.7%) above the fair value of €246,790, indicating that the property is overpriced. This significant discrepancy raises concerns about potential profitability in the current market.
Fair value modelled at €246,790 from 6 comparable sales in the area. Asking €330,000 sits €83,210 (33.7%) above — overpriced versus fair value.
Asking €330,000 versus the Ermesinde, Valongo, Porto area baseline of €212,815 (€2,391/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 €212,815, adjusted for condition and micro-location, gives a modelled fair value of €246,790 (€2,773/m²), a €83,210 (33.7%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · a80643 | Subject | €330,000 | €3,708 | — | 75 | 64 |
| Ermesinde · de0bc7 | Active | €275,000 | €2,989 | 19.4% | 75 | 72 |
| Ermesinde · 6c77a6 | Active | €276,500 | €2,514 | 32.2% | 75 | 67 |
| praça Fernando Campos | Active | €358,000 | €2,754 | 25.7% | 72 | 71 |
| Ermesinde · ba3a63 | Active | €276,500 | €2,514 | 32.2% | 70 | 65 |
| Median comp | €276,500 | €2,634 | 29.0% | 74 | 69 |
Long-term rental The €330,000 listing price of this 2-bed apartment in Ermesinde represents a 33.7% gap from its fair value of €246,790, indicating it is overpriced and may limit the potential for strong long-term rental performance. With a gross yield of only 2.9%, the investment does not justify the elevated capital outlay. Family rental At €330,000, the property is overpriced compared to its fair value, which could deter families seeking affordable living options in a community positioned near Porto's amenities. The neighbourhood score of 64/100 suggests that while there are benefits, the value may not attract long-term family tenants at this price point. Buy-and-hold Purchasing this apartment at the current listing price of €330,000 may not be advisable, as it is overpriced against a fair valuation of €246,790. The potential for appreciation is limited given the modest yield of 2.9% and the overall condition rating of 78/100, reflecting a need for careful consideration before committing capital in a buy-and-hold strategy.
Tenant turnover risk High tenant turnover may occur due to the relatively low tenant stability score of 65/100, potentially leading to increased vacancy rates and associated costs for the property owner.
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