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, 1-bathroom apartment of 103 m², energy rating C. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment includes a closed sunroom that adds versatile space and is directly across from the Ermesinde Health Center, enhancing convenience for daily living and accessibility.
The valuation. The asking price of €249,000 is significantly above the fair value of €213,088, creating a disparity of €35,912 (16.9%). This property is overpriced given its condition and market comparables.
Fair value modelled at €213,088 from 6 comparable sales in the area. Asking €249,000 sits €35,912 (16.9%) above — overpriced versus fair value.
Asking €249,000 versus the Ermesinde, Valongo, Porto area baseline of €225,490 (€2,189/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 is below the parish average, reducing 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 €225,490, adjusted for condition and micro-location, gives a modelled fair value of €213,088 (€2,069/m²), a €35,912 (16.9%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 0c0561 | Subject | €249,000 | €2,417 | — | 50 | 67 |
| Ermesinde · 626f53 | Active | €240,000 | €2,424 | 0.3% | 58 | 72 |
| Ermesinde · 956e93 | Active | €185,000 | €1,542 | 36.2% | 55 | 69 |
| rua Calouste Gulbenkian | Active | €159,000 | €1,691 | 30.0% | 55 | 67 |
| Ermesinde · 38c270 | Active | €220,000 | €2,157 | 10.8% | 58 | 66 |
| Median comp | €202,500 | €1,924 | 20.4% | 57 | 68 |
Long-term rental This property in Ermesinde, Valongo, is overpriced at €249,000, which is 16.9% above its fair value of €213,088. With a gross yield of 4.2% and a condition rating of 54/100, it may not attract long-term tenants consistently due to its relatively high costs compared to expected returns. Buy-and-hold The buy-and-hold strategy for this Ermesinde apartment appears less appealing, as the asking price exceeds fair value by 16.9%, reflecting a potential drain on future capital appreciation. Given its neighborhood rating of 67/100 and the property’s moderate condition, future investors may find it challenging to capture necessary growth. Family rental While this apartment could function as a family rental, the current price of €249,000 is significantly above the fair value, offering an uninviting proposition for potential landlords. The property’s condition and neighborhood ratings suggest that families might seek more suitable options within their budget amidst a suburban setting. Not ideal for The property is unfortunately unsuitable for short-term vacation rental opportunities, as its valuation of €249,000 is substantially overpriced compared to the fair market value. Additionally, the luxury market appeal is diminished due to its condition rating of 54/100, which typically does not meet the standards for high-end rentals. Not ideal for Student housing is also a poor fit for this overpriced apartment, as the €249,000 asking price offers limited appeal against competitive rental options. The suburban location and moderate condition do not cater to the budget-conscious nature of the student housing segment.
Economic vulnerability Given the economic stability score of 65/100, there is a moderate risk that economic downturns could negatively impact rental income and property value in the future.
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