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, 2-bathroom apartment of 96 m², built in 2002, energy rating C. Located on rua Tiago da Silva Santos, 11, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. This apartment features a well-renovated kitchen and a spacious living room that captures unobstructed river views, enhancing both functionality and aesthetic appeal.
The valuation. The asking price of €397,000 is significantly above the fair value of €226,395, indicating that the property is overpriced by €170,605 (43.0%). This discrepancy suggests a lack of attractiveness for potential buyers.
Fair value modelled at €226,395 from the area baseline, adjusted for condition and location. Asking €397,000 sits €170,605 (43.0%) above — overpriced versus fair value.
Asking €397,000 versus the rua Tiago da Silva Santos, 11 area baseline of €269,184 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Tiago da Silva Santos, 11
Area baseline €269,184 + condition +€2,250 + location +€18,129 = modelled fair value of €226,395 (€2,358/m²), a €170,605 (43.0%) gap versus the €397,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tiago da Silva Santos, 11 | Subject | €397,000 | €4,135 | — | 72 | 72 |
| rua Major Eduardo Rosário Gonçalves, 4 | Active | €490,000 | €3,952 | 4.4% | 70 | 71 |
| rua Engenheiro Moniz da Maia | Active | €495,000 | €4,125 | 0.3% | — | 72 |
| Póvoa de Santa Iria e Forte da Casa · 99f3b1 | Active | €419,800 | €4,240 | 2.5% | 76 | 74 |
| Póvoa de Santa Iria e Forte da Casa · ba3f20 | Active | €349,900 | €3,534 | 14.5% | 80 | 75 |
| Median comp | €454,900 | €4,039 | 2.3% | 76 | 73 |
Long-term rental Given the property’s higher price relative to its fair value, the 3% gross yield indicates limited potential for significant returns in a long-term rental strategy. Additionally, with a neighborhood rating of 72/100, while connectivity to Lisbon is advantageous, the economic fundamentals may not justify the investment at this price point. Buy-and-hold The property’s current valuation significantly exceeds its fair value by 43.0%, suggesting that a buy-and-hold strategy may result in stagnated asset appreciation, especially in a suburban market with modest neighborhood ratings. Without substantial improvements in the area’s economic indicators or property condition, long-term capital growth appears unlikely. Family rental While the property is situated in a suburban area of Greater Lisbon with good connectivity, its pricing is not aligned with its fair value, leading to a potentially unfavorable family rental market. The combination of a 77/100 condition rating and a neighborhood score of 72/100 further indicates that families may seek better-valued living options elsewhere in the region. Not ideal for: Luxury market, Short-term vacation rental, Student housing Overpricing presents a particular challenge for those markets, suggesting the property will struggle to attract interest from luxury buyers, vacationers seeking short-term stays, or students looking for affordable housing alternatives.
Economic volatility risk The economic stability score of 75/100 indicates a moderately stable environment, which could be susceptible to fluctuations that may impact rental income, while the tenant stability score of 65/100 suggests potential turnover risks that could complicate cash flow management.
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