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 100 m² on the 3rd floor, built in 1989, energy rating C. Located on rua Ilha de São Miguel S / N, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: This apartment includes a spacious terrace and a private closed garage, enhancing outdoor leisure potential and providing secure parking in a highly accessible urban area.
The valuation. The asking price of €398,000 sits significantly above the fair value of €274,217, indicating an overpriced situation by €123,783 (45.1%). This valuation raises concerns over the property’s market position and potential for an investment return.
Fair value modelled at €274,217 from 6 comparable sales in the area. Asking €398,000 sits €123,783 (45.1%) above — overpriced versus fair value.
Asking €398,000 versus the rua Ilha de São Miguel S / N area baseline of €246,319 (€2,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €246,319, adjusted for condition and micro-location, gives a modelled fair value of €274,217 (€2,742/m²), a €123,783 (45.1%) gap versus the €398,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ilha de São Miguel S / N | Subject | €398,000 | €3,980 | — | 74 | 75 |
| Ermesinde · 8311c2 | Active | €355,000 | €2,795 | 29.8% | 74 | 69 |
| rua dos Moutidos, 233 | Active | €345,000 | €2,464 | 38.1% | 74 | 70 |
| praceta Maria Luísa Canavarro | Active | €274,900 | €2,988 | 24.9% | 75 | 72 |
| Águas Santas · 6eb8ec | Active | €315,000 | €2,299 | 42.2% | 72 | 75 |
| Median comp | €330,000 | €2,630 | 33.9% | 74 | 71 |
Long-term rental The property in Ermesinde is significantly overpriced at €398,000 compared to the fair value of €274,217, presenting a 45.1% gap. With a gross yield of only 2.4%, this investment does not align with the potential returns expected for long-term rentals in the area. Buy-and-hold While the long-term prospect of real estate in suburban areas may seem appealing, the current listing price of €398,000 places this investment well above its fair value of €274,217, creating a 45.1% disparity. Buyers looking to hold the property for appreciation should be cautious, as the gross yield of 2.4% suggests slow returns on investment. Family rental Targeting family rentals might appear logical in a decent neighborhood, yet the listing price of €398,000, which exceeds the fair value of €274,217 by 45.1%, indicates a significant overvaluation. Additionally, a gross yield of only 2.4% raises concerns about the financial viability of this strategy in the current market conditions.
Potential tenant turnover risk Due to a tenant stability score of 70/100, there is a notable risk of higher tenant turnover, potentially leading to increased vacancy rates and costs over time.
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