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 136 m² on the 2nd floor, built in 1990, energy rating D. Located on rua Fontes Pereira de Melo, Ermesinde parish, Valongo municipality, Porto district. Noteworthy Features: The apartment's enclosed balcony offers versatile outdoor space, while the living room's fireplace enhances comfort and ambiance during cooler months.
The valuation. The asking price of €350,000 is €24,534 (7.5%) above the fair value of €325,466, positioning this property as fairly priced in the current market.
Fair value modelled at €325,466 from 6 comparable sales in the area. Asking €350,000 sits €24,534 (7.5%) above — overpriced versus fair value.
Asking €350,000 versus the rua Fontes Pereira de Melo area baseline of €308,679 (€2,270/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €308,679, adjusted for condition and micro-location, gives a modelled fair value of €325,466 (€2,393/m²), a €24,534 (7.5%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fontes Pereira de Melo | Subject | €350,000 | €2,574 | — | 65 | 65 |
| rua Jaime Cortesão | Active | €300,000 | €2,609 | 1.4% | 73 | 71 |
| Ermesinde · e40b16 | Active | €147,000 | €1,729 | 32.8% | 65 | 73 |
| Ermesinde · 2ce367 | Active | €290,000 | €2,685 | 4.3% | — | 71 |
| Águas Santas · 133b3b | Active | €295,000 | €2,837 | 10.2% | 70 | 74 |
| Median comp | €292,500 | €2,647 | 2.9% | 70 | 72 |
Family rental The property offers a fair opportunity for family rental in Ermesinde, with a gross yield of 3.2% supporting consistent income potential. The suburban setting near Porto provides mixed residential facilities that appeal to families seeking community-oriented living. Long-term rental With a fair valuation and a rental yield of 3.2%, this apartment is a reasonable choice for long-term rental investments in the growing suburban market. The apartment’s condition and neighborhood rating suggest it will attract stable tenants looking for a comfortable and accessible home near Porto. Buy-and-hold The apartment’s fair valuation suggests it could serve as a decent buy-and-hold opportunity, reflecting stability in property values within the Ermesinde area. Given its location and market conditions, the property may appreciate over time, aligning with a long-term investment strategy.
Economic Vulnerability The economic stability score of 67 indicates a moderate risk regarding market fluctuations, which could affect rental income and property value negatively. Tenant Instability With a tenant stability score of 60, there is a heightened risk of turnover and associated costs in finding new tenants, leading to potential cash flow challenges.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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