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 93 m², energy rating B. Located on avenida Primavera, Ermesinde parish, Valongo municipality, Porto district. Highlighted Features: The apartment includes a closed laundry room and a hot tub, enhancing comfort and convenience in daily living.
The valuation. The asking price of €299,000 sits significantly above the fair value of €267,048, indicating an overpricing of €31,952 (12.0%). This suggests potential challenges in achieving a price that aligns with market expectations. Buy-to-flip angle. A buy-to-flip strategy could be challenging, as the current pricing offers limited immediate margin for resale profit. Therefore, significant renovations or market improvements would be necessary to attract buyers willing to pay a higher price. Buy-to-let angle. The estimated rental income of €772/month provides a gross yield of 3.1%, indicating moderate profitability for long-term rental. This yield, while not exceptionally high, may appeal to investors seeking stable rental income in a decent suburban location.
Fair value modelled at €267,048 from 6 comparable sales in the area. Asking €299,000 sits €31,952 (12.0%) above — overpriced versus fair value.
Asking €299,000 versus the avenida Primavera area baseline of €243,195 (€2,615/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €243,195, adjusted for condition and micro-location, gives a modelled fair value of €267,048 (€2,871/m²), a €31,952 (12.0%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Primavera | Subject | €299,000 | €3,215 | — | 70 | 73 |
| Ermesinde · 6c77a6 | Active | €276,500 | €2,514 | 21.8% | 75 | 67 |
| Ermesinde · ba3a63 | Active | €276,500 | €2,514 | 21.8% | 70 | 65 |
| rua Agente Paulo Alves | Active | €325,000 | €3,037 | 5.5% | 80 | 66 |
| praça Fernando Campos | Active | €358,000 | €2,754 | 14.3% | 72 | 71 |
| Median comp | €300,750 | €2,634 | 18.1% | 74 | 67 |
Long-term rental Given the current fair value of €267,048 and the listing price of €299,000, this property is overpriced by 12%, which diminishes its potential for attractive long-term rental yield. With a gross yield of only 3.1% and a neighbourhood rating of 73/100, investors may find better opportunities elsewhere. Family rental While the property has some suburban appeal near Porto and general safety and amenities, its current listing price exceeds fair market value by 12%, making it less attractive for family rentals. The 3.1% yield does not offset the risk associated with paying above fair value for this property. Buy-and-hold Investing in this property as a buy-and-hold strategy is difficult to justify due to its overpriced status, with a gap of 12% relative to fair value. The moderate gross yield of 3.1% may not support long-term investment returns, especially in a neighbourhood rated only 73/100, which limits potential appreciation.
Economic and tenant volatility risk The combination of an economic stability score of 75/100 and a tenant stability score of 75/100 indicates a potential risk of fluctuations in rental income and occupancy rates, which could impact cash flow and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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