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.
2-bedroom, 1-bathroom apartment of 58 m², energy rating D. Located on rua 10 de Julho, 4, Santa Iria de Azóia, São João da Talha e Bobadela parish, Loures municipality, Lisbon district. Noteworthy Features: The apartment is just a few minutes from the vibrant Parque das Nações and boasts proximity to the Tagus River's urban park for outdoor leisure activities. Condition Notes: While basic, the functional layout suits both personal residence and investment opportunities.
The valuation. The asking price of €265,000 sits 52.5% above the fair value of €125,814, reflecting a significant overpricing. This discrepancy indicates the property is not competitively priced in the current market.
Fair value modelled at €125,814 from the area baseline, adjusted for condition and location. Asking €265,000 sits €139,186 (52.5%) above — overpriced versus fair value.
Asking €265,000 versus the rua 10 de Julho, 4 area baseline of €192,154 (€3,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua 10 de Julho, 4
Area baseline €192,154 + condition -€10,603 + location +€11,949 = modelled fair value of €125,814 (€2,169/m²), a €139,186 (52.5%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 10 de Julho, 4 | Subject | €265,000 | €4,569 | — | 65 | 74 |
| Póvoa de Santa Iria e Forte da Casa · 261df4 | Active | €275,000 | €3,571 | 21.8% | 73 | 77 |
| rua Zeca Afonso, 8 | Active | €290,000 | €3,816 | 16.5% | 72 | 71 |
| Santa Iria de Azóia, São João da Talha e Bobadela · 49b6d0 | Active | €335,000 | €4,467 | 2.2% | 70 | 76 |
| rua Tenente Médico Ramiro Correia, 2 | Active | €320,000 | €4,211 | 7.8% | 70 | 75 |
| Median comp | €305,000 | €4,014 | 12.2% | 71 | 76 |
Long-term rental The property is overpriced at €265,000 compared to a fair value of €125,814, indicating a significant gap of 52.5%. With a gross yield of only 3.8%, this investment lacks the necessary returns expected in a long-term rental scenario. Family rental Given its suburban location in Greater Lisbon and a neighborhood rating of 74/100, the property may initially attract families. However, with the asking price exceeding its fair market value, the potential for healthy rental income is diminished, making it less appealing as a family rental. Buy-and-hold Investing in this property as a buy-and-hold strategy becomes less compelling due to its significant overvaluation, with a price that is 52.5% higher than its fair value. The moderate condition score of 63/100 further suggests that long-term capital appreciation may lag behind expectations, impacting overall investment returns.
Tenant turnover risk With both economic and tenant stability scores at 75/100, there is a moderate risk of tenant turnover impacting rental income stability.
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