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 127 m² on the 3rd floor, energy rating C. Located on rua Augusto César de Mendonça, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment boasts two solar fronts for optimal natural light and a private sports court exclusive to residents, enhancing the lifestyle experience. Location: Located in a tranquil residential area of Ermesinde, with essential services within walking distance.
The valuation. The asking price of €348,500 is slightly above the fair value of €341,243, indicating a difference of €7,257 (2.1%). The property is fairly priced, making it a reasonable investment opportunity.
Fair value modelled at €341,243 from 5 comparable sales in the area. Asking €348,500 sits €7,257 (2.1%) above — overpriced versus fair value.
Asking €348,500 versus the rua Augusto César de Mendonça area baseline of €282,072 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €282,072, adjusted for condition and micro-location, gives a modelled fair value of €341,243 (€2,687/m²), a €7,257 (2.1%) gap versus the €348,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto César de Mendonça | Subject | €348,500 | €2,744 | — | 80 | 59 |
| praceta Maria Luísa Canavarro | Active | €274,900 | €2,988 | 8.9% | 75 | 72 |
| rua dos Moutidos, 233 | Active | €345,000 | €2,464 | 10.2% | 74 | 70 |
| estrada Nova | Active | €309,000 | €2,687 | 2.1% | 74 | 75 |
| rua Ilha de São Miguel S / N | Active | €398,000 | €3,980 | 45.0% | 74 | 75 |
| Median comp | €327,000 | €2,838 | 3.4% | 74 | 74 |
Family rental The property in Ermesinde is situated in a suburban area close to Porto, making it suitable for families seeking a larger living space. With a fair value of €341,243, the current listing price is only 2.1% higher, suggesting reasonable rental potential despite a modest 2.9% gross yield. Long-term rental The 3-bed apartment offers the possibility of long-term rentals, catering to those seeking stability in a well-scored condition of 82/100. Given its competitive pricing near the fair value of €341,243, landlords may find reliable tenants attracted to the suburban lifestyle with decent amenities. Buy-and-hold Although this property presents a fair valuation, the 2.9% gross yield indicates limited cash flow for investors strictly focused on portfolio performance. However, holding onto the apartment may yield long-term appreciation as the region continues to develop and tenant quality remains stable in the area.
Low Investment Demand With an Economic stability score of 50/100 and a Tenant stability score of 60/100, the property may struggle to attract and retain tenants, indicating potential challenges in generating consistent rental income.
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