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.
1-bedroom, 1-bathroom apartment of 56 m², built in 2000, energy rating E. Located on praceta Costa, 30, Ermesinde parish, Valongo municipality, Porto district. Notable Features: This apartment includes a dedicated parking space and a convenient storage room, enhancing urban living efficiency in a central location. Condition: Overall updates could enhance property appeal further.
The valuation. The asking price of €205,000 sits €33,829 (19.8%) above the fair value of €171,171, indicating the property is overpriced. This discrepancy necessitates careful reconsideration for potential buyers.
Fair value modelled at €171,171 from 6 comparable sales in the area. Asking €205,000 sits €33,829 (19.8%) above — overpriced versus fair value.
Asking €205,000 versus the praceta Costa, 30 area baseline of €152,671 (€2,726/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €152,671, adjusted for condition and micro-location, gives a modelled fair value of €171,171 (€3,057/m²), a €33,829 (19.8%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Costa, 30 | Subject | €205,000 | €3,661 | — | 73 | 67 |
| rua da Restauração, 708 | Active | €242,000 | €3,025 | 17.4% | 80 | 76 |
| Águas Santas · 8006a8 | Active | €292,000 | €3,356 | 8.3% | 70 | 64 |
| Rio Tinto · 6c7af2 | Active | €192,500 | €2,468 | 32.6% | 75 | 74 |
| travessa Maria Luisa Almeida Matos, 104 | Active | €239,000 | €2,845 | 22.3% | 72 | 68 |
| Median comp | €240,500 | €2,935 | 19.8% | 74 | 71 |
Long-term rental The 1-bed apartment in Ermesinde is overpriced at €205,000, presenting a 19.8% gap from its fair value of €171,171. With a gross yield of 3.8% and a condition score of 77/100, the investment may yield lower returns than expected in the long-term rental market. Family rental While the property has potential for family rentals due to its urban setting, its current listing price exceeds fair market value by 19.8%, making it a less attractive option. The neighbourhood score of 67/100 and modest yield further suggest that families might seek more affordable alternatives in the area. Student housing Despite the proximity to Porto's metropolitan area making it a viable option for student housing, the €205,000 listing price indicates that the property is overpriced by nearly 20%. With a decent condition rating but less appealing yield, it may deter students looking for budget-friendly accommodations.
Economic Devaluation Risk The property could face a decline in value due to its moderate economic stability score of 65/100, which may indicate potential vulnerabilities in the local market.**
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