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 115 m², built in 1985, energy rating D. Located Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment boasts a completely unobstructed river view and high-quality appliances in the kitchen, enhancing its livability and visual appeal.
The valuation. The asking price at €385,000 sits significantly above the fair value of €256,018, reflecting an overpricing of €128,982 (33.5%). This suggests that the property may not provide adequate returns for potential investors.
Fair value modelled at €256,018 from the area baseline, adjusted for condition and location. Asking €385,000 sits €128,982 (33.5%) above — overpriced versus fair value.
Asking €385,000 versus the Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon area baseline of €322,460 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 62 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon
Area baseline €322,460 + condition -€13,477 + location +€22,705 = modelled fair value of €256,018 (€2,226/m²), a €128,982 (33.5%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Póvoa de Santa Iria e Forte da Casa · 93717a | Subject | €385,000 | €3,348 | — | 62 | 73 |
| Póvoa de Santa Iria e Forte da Casa · 90da14 | Active | €440,000 | €2,234 | 33.3% | 73 | 73 |
| Póvoa de Santa Iria e Forte da Casa · f36524 | Active | €396,000 | €2,676 | 20.1% | 70 | 73 |
| Póvoa de Santa Iria e Forte da Casa · f363ce | Active | €358,000 | €3,284 | 1.9% | 70 | 74 |
| rua Doutor Francisco Sá Carneiro, 2 | Active | €425,000 | €2,673 | 20.2% | 70 | 73 |
| Median comp | €410,500 | €2,675 | 20.1% | 70 | 73 |
Long-term rental Despite the stable demand for housing in Greater Lisbon, the property’s current price of €385,000 exceeds its fair value and results in a 3.4% gross yield that may not justify this premium. Prospective investors should be cautious as the gap of 33.5% to fair value indicates this asset is overpriced and could hinder long-term profitability. Family rental The property’s location in a suburban area of Greater Lisbon makes it potentially attractive for families seeking residential options. However, with the property priced at €385,000, the disparity from its fair value suggests it is overpriced, which may limit appeal and rental returns for family-oriented tenants. Buy-and-hold While the economic stability of Lisbon influences property demand, this apartment's asking price of €385,000 does not align with its fair value assessment. The 33.5% gap to fair value indicates that this property is overpriced, which raises concerns about its long-term investment viability in a buy-and-hold strategy.
Tenant turnover risk: With a tenant stability score of 70/100, there is a notable potential for increased vacancy and turnover, which could impact rental income unpredictably.
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