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 house of 124 m², energy rating E. Located Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The basement has independent electricity and a second entrance, enabling conversion into an autonomous apartment or multi-vehicle garage, enhancing property versatility considerably.
The valuation. The asking price of €400,000 is significantly higher than the fair value of €360,390, making the property overpriced by €39,610 (11.0%). Investors should be cautious given its inflated valuation in the current market.
Fair value modelled at €360,390 from 6 comparable sales in the area. Asking €400,000 sits €39,610 (11.0%) above — overpriced versus fair value.
Asking €400,000 versus the Ermesinde, Valongo, Porto area baseline of €352,218 (€2,840/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €352,218, adjusted for condition and micro-location, gives a modelled fair value of €360,390 (€2,906/m²), a €39,610 (11.0%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermesinde · 9c7b20 | Subject | €400,000 | €3,226 | — | 63 | 64 |
| Águas Santas · a8ed5b | Active | €255,000 | €3,036 | 5.9% | 70 | 71 |
| Ermesinde · a8054d | Active | €385,000 | €3,031 | 6.0% | 71 | 75 |
| Águas Santas · de0b7e | Active | €255,000 | €2,656 | 17.7% | 62 | 72 |
| Ermesinde · ade63a | Active | €445,000 | €2,781 | 13.8% | 58 | 75 |
| Median comp | €320,000 | €2,906 | 9.9% | 66 | 74 |
Long-term rental The current listing of €400,000 indicates that this property is overpriced, with a fair value of €360,390 reflecting a gap of 11.0%. At a gross yield of 2.7%, the investment potential for long-term rental is not compelling given the position above fair market value. Family rental As a strategy for family rental, the property's asking price of €400,000 appears excessive compared to its estimated worth of €360,390, resulting in an 11.0% overpricing. Coupled with a condition score of 68/100, families may find more attractive options, diminishing demand. Buy-and-hold With the property priced at €400,000, it is considered overpriced against the fair value of €360,390, leading to an 11.0% discrepancy that could hinder long-term investment returns. The gross yield of 2.7% further indicates that the buy-and-hold strategy may not generate sufficient cash flow to justify the investment at this price level.
Economic Vulnerability The economic stability score of 65/100 indicates a moderate risk of economic fluctuations potentially impacting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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