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 113 m² on the 12th floor, built in 1978. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment includes a dedicated entrance hall and has excellent soundproofing, enhancing privacy and comfort for residents in a busy urban area.
The valuation. The asking price of €285,000 sits slightly above the fair value of €281,953, representing a minor premium of €3,047 (1.1%). While the property is priced in line with market expectations, it is not considered a bargain.
Fair value modelled at €281,953 from 6 comparable sales in the area. Asking €285,000 sits €3,047 (1.1%) above — overpriced versus fair value.
Asking €285,000 versus the Ermesinde, Valongo, Porto area baseline of €243,370 (€2,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €243,370, adjusted for condition and micro-location, gives a modelled fair value of €281,953 (€2,495/m²), a €3,047 (1.1%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 80017c | Subject | €285,000 | €2,522 | — | 72 | 71 |
| Ermesinde · de0b8a | Active | €162,337 | €1,691 | 33.0% | 72 | 65 |
| Alfena · f46c18 | Active | €327,500 | €2,444 | 3.1% | 72 | 75 |
| rua Agostinho Alves Sousa | Active | €282,000 | €2,686 | 6.5% | 75 | 71 |
| rua Joaquim Lagoa | Active | €275,000 | €2,546 | 1.0% | 72 | 76 |
| Median comp | €278,500 | €2,495 | 1.1% | 72 | 73 |
Long-term rental The property in Ermesinde offers a stable yield of 4.6%, making it a solid option for long-term tenancy. Given its fair valuation, it is likely to attract consistent rental demand due to its proximity to Porto and suburban amenities. Family rental With a neighbourhood score of 71/100 and notable schools nearby, this apartment is well-suited for family rentals. The fair value indicates a balanced market position, appealing to families seeking long-term housing options. Buy-and-hold Investors may consider this property a reasonable buy-and-hold due to its fair appraisal and potential for steady rental income over time. The proximity to Porto enhances its investment appeal, although future appreciation may be modest given the slight gap to fair value.
Tenant turnover risk A tenant stability score of 70/100 suggests potential volatility in tenant retention, which could lead to increased vacancy rates and associated 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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