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.
1-bedroom, 1-bathroom apartment of 62 m², built in 1987, energy rating B. Located on rua Rio Leça, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment boasts a unique conversion from an old shop, enhancing the character of the space with modern amenities while preserving its historical charm.
The valuation. The asking price of €205,000 sits €12,261 (6.4%) above the fair value of €192,739. The property is currently valued fairly, reflecting a reasonable market assessment.
Fair value modelled at €192,739 from 6 comparable sales in the area. Asking €205,000 sits €12,261 (6.4%) above — overpriced versus fair value.
Asking €205,000 versus the rua Rio Leça area baseline of €171,920 (€2,773/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 €171,920, adjusted for condition and micro-location, gives a modelled fair value of €192,739 (€3,109/m²), a €12,261 (6.4%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rio Leça | Subject | €205,000 | €3,306 | — | 76 | 70 |
| Ermesinde · 25f4f3 | Active | €215,000 | €3,258 | 1.5% | 88 | 74 |
| Alfena · 1e61c5 | Active | €210,000 | €3,043 | 8.0% | 80 | 70 |
| rua Doutor António Costa e Almeida | Active | €239,000 | — | — | 81 | 72 |
| Milheiros · 15e3c2 | Active | €365,000 | €3,174 | 4.0% | 76 | 74 |
| Median comp | €227,000 | €3,174 | 4.0% | 81 | 73 |
Long-term rental The current listing of €205,000 for the 1-bed apartment in Ermesinde offers a fair gross yield of 4.2%, making it a relatively stable option for long-term rental investments. Given the property’s 78/100 condition and 70/100 neighbourhood rating, it meets essential living standards for residents seeking permanence in the area. Buy-and-hold Investing in this apartment features a moderate prospect, as its listing is fairly aligned with its fair value of €192,739, indicating that it is not a bargain but rather a reasonable hold for the long term. The property’s yield of 4.2% and solid condition can support steady cash flow, which is essential for buy-and-hold strategies. Family rental The 1-bed apartment in Ermesinde, listed at €205,000, is suitable for family rental due to its adequate conditions and neighbourhood quality ratings. Though priced fairly compared to its fair value, it offers a stable environment that can appeal to families seeking longer-term accommodation options.
Economic and Tenant Instability Risk: With both the economic stability and tenant stability scores at 70/100, there is a potential risk of fluctuating income and vacancy rates impacting cash flow and overall investment performance.
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