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 145 m², built in 2000. Located Ermesinde parish, Valongo municipality, Porto district. Notable Features: The apartment includes a closed garage with capacity for two vehicles, a significant asset in the bustling center of Ermesinde.
The valuation. The asking price of €367,500 is significantly above the fair value of €323,165, indicating an overpriced property by €44,335, or 13.7%. This discrepancy suggests that potential buyers should proceed with caution. Buy-to-flip angle. A buy-to-flip strategy may be challenging due to the current asking price exceeding fair market value, which limits potential profit margins upon resale. Renovations could add value, but the high entry cost may deter flippers. Buy-to-let angle. The estimated rental income of €980/month offers a gross yield of 3.2%, making it a viable option for long-term rental despite the initial high cost. The community environment and proximity to Porto could attract reliable tenants.
Fair value modelled at €323,165 from 6 comparable sales in the area. Asking €367,500 sits €44,335 (13.7%) above — overpriced versus fair value.
Asking €367,500 versus the Ermesinde, Valongo, Porto area baseline of €268,719 (€1,853/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 €268,719, adjusted for condition and micro-location, gives a modelled fair value of €323,165 (€2,229/m²), a €44,335 (13.7%) gap versus the €367,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 53cb69 | Subject | €367,500 | €2,534 | — | 76 | 64 |
| Ermesinde · de0b8a | Active | €162,337 | €1,691 | 33.3% | 72 | 65 |
| Alfena · f46c18 | Active | €327,500 | €2,444 | 3.6% | 72 | 75 |
| rua Central do Barreiro | Active | €310,000 | €1,962 | 22.6% | 72 | 74 |
| praceta Costa | Active | €300,000 | €2,013 | 20.6% | 78 | 70 |
| Median comp | €305,000 | €1,988 | 21.6% | 72 | 72 |
Long-term rental With a fair value significantly lower than its listing price, this property appears overpriced for a long-term rental investment. The current yield of 3.2% does not compensate adequately for the 13.7% gap to fair value. Family rental Given the suburban location and community environment, this property may attract families, yet the high listing price detracts from its investment appeal. The overall condition rating of 78 indicates some positive aspects but does not justify the investment at its current price. Buy-and-hold While the proximity to Porto may suggest future appreciation, buying this property at €367,500 is not advisable due to its overpriced status. Holding onto a property that is valued 13.7% below its fair market value could lead to stagnated returns in the long term.
Economic and Tenant Instability Risk With an economic stability score of 60/100 and a tenant stability score of 65/100, there may be heightened risks associated with income variability and vacancy rates impacting long-term investment returns.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
