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 65 m², built in 1988, energy rating D. Located on rua São Francisco Xavier, Sacavém e Prior Velho parish, Loures municipality, Lisbon district. This apartment features a bright living room with a cozy balcony offering river views, enhancing both ambiance and leisure opportunities.
The valuation. The asking price of €295,000 is significantly above the fair value of €148,108, reflecting an excess of €146,892 (49.8%). This property can be considered overpriced based on current market assessments.
Fair value modelled at €148,108 from the area baseline, adjusted for condition and location. Asking €295,000 sits €146,892 (49.8%) above — overpriced versus fair value.
Asking €295,000 versus the rua São Francisco Xavier area baseline of €215,345 (€3,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 73 · Materials 68 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua São Francisco Xavier
Area baseline €215,345 + condition -€4,773 + location +€13,391 = modelled fair value of €148,108 (€2,279/m²), a €146,892 (49.8%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Francisco Xavier | Subject | €295,000 | €4,538 | — | 73 | 74 |
| Olivais · f36112 | Active | €450,000 | €4,891 | 7.8% | 72 | 80 |
| rua Luís de Camões, 33 | Active | €270,000 | €3,857 | 15.0% | 70 | 76 |
| rua José Duarte Morais N27 | Active | €324,000 | €4,765 | 5.0% | 75 | 75 |
| Parque das Nações · 4a7edc | Active | €465,000 | €5,813 | 28.1% | 68 | 77 |
| Median comp | €387,000 | €4,828 | 6.4% | 71 | 77 |
Long-term rental Given the gross yield of 3.5% and the significant gap of 49.8% between the listing price and fair value, this property represents an overpriced investment for long-term rental. The neighborhood's overall tenant quality rating of 74/100 indicates decent demand, but the financials do not support the current asking price. Buy-and-hold As a buy-and-hold strategy, acquiring this property at €295,000 would not be advisable, especially considering its fair value is only €148,108, highlighting it is overpriced. While the neighborhood has a solid condition score of 70/100, the current valuation limits potential long-term capital appreciation. Family rental For family rental, the combination of an overpriced current value and relatively moderate yield of 3.5% suggests that this apartment would not be a sound investment option. While the neighborhood offers a good quality score of 74/100, the high price point undermines the potential for sustainable rental income.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for higher turnover, which could lead to increased vacancy rates and associated costs.
