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 115 m², built in 1991. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment includes a spacious balcony ideal for outdoor relaxation and a dedicated laundry area that enhances functional living. Location Benefits: Quick access to downtown Porto and various leisure options nearby.
The valuation. The asking price of €339,000 sits €32,496 (10.6%) above the fair value of €306,504, indicating that the property is overpriced. A careful analysis suggests better opportunities exist at or below fair value.
Fair value modelled at €306,504 from 6 comparable sales in the area. Asking €339,000 sits €32,496 (10.6%) above — overpriced versus fair value.
Asking €339,000 versus the Ermesinde, Valongo, Porto area baseline of €261,475 (€2,274/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 €261,475, adjusted for condition and micro-location, gives a modelled fair value of €306,504 (€2,665/m²), a €32,496 (10.6%) gap versus the €339,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · a6d4d4 | Subject | €339,000 | €2,948 | — | 77 | 77 |
| Ermesinde · 90d912 | Active | €319,000 | €2,703 | 8.3% | 72 | 74 |
| estrada Nova | Active | €249,000 | €2,621 | 11.1% | 72 | 70 |
| estrada Nova | Active | €289,000 | €3,108 | 5.4% | 70 | 71 |
| Águas Santas · 6d5378 | Active | €310,000 | €2,627 | 10.9% | 72 | 73 |
| Median comp | €299,500 | €2,665 | 9.6% | 72 | 72 |
Long-term rental The property is overpriced by 10.6% with a listing price of €339,000 compared to a fair value of €306,504. With a gross yield of 3.2%, the investment returns are likely to be less attractive for long-term rental scenarios. Buy-and-hold With a fair value of €306,504, the property at €339,000 is clearly overpriced and offers limited upside potential in a competitive market. The current yield of 3.2% indicates modest returns, making it less appealing for a buy-and-hold investment strategy. Family rental At a listing price of €339,000, the property is overpriced by 10.6% against its fair value of €306,504, suggesting that potential rental income may not sufficiently cover the higher acquisition cost. Given the neighborhood rating of 77/100, while suitable for families, the high price diminishes the overall investment appeal for family rentals.
Economic downturn risk A sudden economic downturn could negatively impact the economic stability score of 80/100, potentially leading to lower tenant retention, especially with a tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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