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 93 m², built in 2001, energy rating E. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment's elevated ground floor location enhances privacy while offering easy access via both stairs and a ramp for individuals with reduced mobility.
The valuation. The asking price of €315,000 is significantly above the fair value of €278,685, showing a discrepancy of €36,315 (13.0%). This indicates the property is overpriced in the current market. Buy-to-flip angle. Given the current valuation, a buy-and-flip strategy targeting a resale price exceeding €315,000 would be ambitious, considering market trends. Quick renovations could attract buyers willing to pay a premium for modern finishes. Buy-to-let angle. With a gross yield of 3% and projected rental income of approximately €788 per month, this property could serve well for long-term family rentals. Its high-quality interior and favorable suburban location may appeal to potential tenants.
Fair value modelled at €278,685 from 6 comparable sales in the area. Asking €315,000 sits €36,315 (13.0%) above — overpriced versus fair value.
Asking €315,000 versus the Ermesinde, Valongo, Porto area baseline of €236,275 (€2,541/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €236,275, adjusted for condition and micro-location, gives a modelled fair value of €278,685 (€2,997/m²), a €36,315 (13.0%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 787eef | Subject | €315,000 | €3,387 | — | 82 | 71 |
| rua de Medancelhe | Active | €256,500 | €2,672 | 21.1% | 75 | 70 |
| rua Trindade Coelho, 157, 5 | Active | €269,000 | €2,924 | 13.7% | 82 | 72 |
| rua Padre Joaquim das Neves | Active | €342,000 | €2,327 | 31.3% | 76 | 64 |
| travessa Portocarreiro, 43A | Active | €315,000 | €3,889 | 14.8% | 80 | 71 |
| Median comp | €292,000 | €2,798 | 17.4% | 78 | 71 |
Long-term rental This property, with a gross yield of only 3%, suggests that investing in a long-term rental strategy may not yield sufficient returns for the current market. Additionally, given that the property is overpriced at €315,000 compared to the fair value of €278,685, the investment may not provide the optimal cash flow expected in this strategy. Family rental While the property is situated in a suburban area of Greater Porto which is typically suitable for families, its overpriced status at €315,000 compared to the fair value of €278,685 limits its attractiveness for family rental. Family-oriented tenants may seek better value elsewhere, particularly in neighborhoods that offer stronger amenities and community features. Buy-and-hold The current price of €315,000 reflects an overvaluation of 13.0% relative to the fair value of €278,685, which could hinder potential appreciation over time. Furthermore, with a condition rating of 81/100, while decent, it doesn't justify the inflated asking price when considering a long-term buy-and-hold investment strategy.
Moderate tenant turnover risk The tenant stability score of 70/100 indicates a potential for moderate turnover, which could impact rental income and lead to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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