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 81 m², energy rating E. Located on travessa Portocarreiro, 43A, Ermesinde parish, Valongo municipality, Porto district. Unique Feature: This apartment includes a dedicated laundry area and boasts excellent natural light throughout, enhancing the overall living experience in a fully renovated, contemporary space.
The valuation. The asking price of €315,000 exceeds the fair value of €234,434 by €80,566 (34.4%), indicating that the property is overpriced. Investors should be cautious and analyze the market before proceeding.
Fair value modelled at €234,434 from 6 comparable sales in the area. Asking €315,000 sits €80,566 (34.4%) above — overpriced versus fair value.
Asking €315,000 versus the travessa Portocarreiro, 43A area baseline of €189,533 (€2,340/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €189,533, adjusted for condition and micro-location, gives a modelled fair value of €234,434 (€2,894/m²), a €80,566 (34.4%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa Portocarreiro, 43A | Subject | €315,000 | €3,889 | — | 80 | 71 |
| Águas Santas · 4d4643 | Active | €295,000 | €2,783 | 28.4% | 78 | 73 |
| rua Trindade Coelho, 157, 5 | Active | €269,000 | €2,924 | 24.8% | 82 | 72 |
| rua Bartolomeu Dias | Active | €253,500 | €2,982 | 23.3% | 72 | 69 |
| rua da Arroteia | Active | €330,000 | €3,056 | 21.4% | 74 | 72 |
| Median comp | €282,000 | €2,953 | 24.1% | 76 | 72 |
Long-term rental The 2-bed apartment in Ermesinde is currently overpriced by 34.4% compared to the fair value of €234,434, presenting reduced potential returns for long-term rental investors. With a modest gross yield of 3%, the financial performance does not justify the asking price in this suburban area with average neighbourhood ratings. Buy-and-hold Investors considering this unit for a buy-and-hold strategy should be wary, as the property is priced significantly above fair value, leading to diminished long-term appreciation prospects. The current price of €315,000 does not align with the market expectations given the average condition and neighbourhood rating. Family rental While family rentals typically benefit from suburban locations, the €315,000 price tag makes this property less appealing due to its overvaluation by 34.4%. The 3% yield and overall average conditions in the area raise concerns about the viability of generating reliable family rental income at this price point.
Potential economic downturn With an economic stability score of 72/100, there is a risk that local economic conditions could deteriorate, potentially affecting tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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