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, 3-bathroom apartment of 145 m², energy rating D. Located Ermesinde parish, Valongo municipality, Porto district. This property features modern cabinetry integrated with innovative storage solutions, and its community amenities include extensive gardens and a dedicated cultivation area with aromatic herbs and fruit trees.
The valuation. The asking price of €445,000 is significantly above its fair value of €371,974, reflecting an overprice of €73,026 (19.6%). This suggests that the property is not an appealing option for discerning investors.
Fair value modelled at €371,974 from 6 comparable sales in the area. Asking €445,000 sits €73,026 (19.6%) above — overpriced versus fair value.
Asking €445,000 versus the Ermesinde, Valongo, Porto area baseline of €315,597 (€2,177/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 €315,597, adjusted for condition and micro-location, gives a modelled fair value of €371,974 (€2,565/m²), a €73,026 (19.6%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 9af6f5 | Subject | €445,000 | €3,069 | — | 85 | 72 |
| jardim em Ermesinde | Active | €470,000 | €2,350 | 23.4% | — | 68 |
| rua Dom Afonso Henriques | Active | €350,000 | €2,652 | 13.6% | — | 63 |
| Baguim do Monte (Rio Tinto) · 261f69 | Active | €310,000 | €3,100 | 1.0% | 68 | 69 |
| Águas Santas · ba3c47 | Active | €297,500 | €2,479 | 19.2% | 75 | 80 |
| Median comp | €330,000 | €2,566 | 16.4% | 72 | 69 |
Long-term rental The property in Ermesinde is currently priced at €445,000, which is 19.6% above the assessed fair value of €371,974, suggesting it is overpriced for a long-term rental investment. With a gross yield of 3.2% and a neighborhood score of 72/100, potential returns may not justify the elevated entry price. Family rental At a listing price of €445,000, the apartment exceeds the fair value by 19.6%, indicating that it is overpriced as a family rental option. While the property has a decent condition score of 82/100, the high purchase cost undermines its viability for family renters looking for affordable options. Buy-and-hold The current asking price of €445,000 indicates a 19.6% premium over the fair value of €371,974, categorizing it as overpriced for a buy-and-hold strategy. Although the property is in a suburban area with reasonable neighborhood amenities, the financial metrics do not support a long-term appreciation strategy at this price point.
Economic-Tenant Stability Risk The property has a combined economic and tenant stability score of 70/100, indicating potential vulnerabilities in market fluctuations or tenant turnover that could affect cash flow.
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
