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 85 m², energy rating D. Located on rua Padre Américo, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment includes a storage room and receives abundant natural light, enhancing its overall appeal despite the dated flooring.
The valuation. The asking price of €270,000 sits significantly above fair value at €175,417, creating an excessive premium of €94,583 (35.0%). This property is clearly overpriced, suggesting a lack of value for prospective buyers.
Fair value modelled at €175,417 from the area baseline, adjusted for condition and location. Asking €270,000 sits €94,583 (35.0%) above — overpriced versus fair value.
Asking €270,000 versus the rua Padre Américo area baseline of €182,410 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 (Condition 60 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 78 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Américo
Area baseline €182,410 + condition -€25,234 + location +€18,241 = modelled fair value of €175,417 (€2,064/m²), a €94,583 (35.0%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Américo | Subject | €270,000 | €3,176 | — | 60 | 75 |
| rua Alves Redol, 3 | Active | €249,000 | €3,411 | 7.4% | 68 | 71 |
| rua Eça de Queiroz, 13 | Active | €280,000 | €2,887 | 9.1% | 60 | 74 |
| Póvoa de Santa Iria e Forte da Casa · 49b80c | Active | €270,000 | €3,214 | 1.2% | 70 | 75 |
| Vialonga · 82c776 | Active | €215,000 | €3,028 | 4.7% | 55 | 71 |
| Median comp | €259,500 | €3,121 | 1.7% | 64 | 73 |
Long-term rental The apartment presents a gross yield of 3.7%, which is relatively low for the area, suggesting limited attractiveness for long-term rental. Additionally, with a fair value of €175,417, the current asking price indicates it is overpriced, hindering the potential to optimize rental income. Family rental This property appeals to families with a decent neighborhood score of 75/100, yet the high asking price of €270,000 makes it a less appealing option for family rentals. Given the fair value assessment, the property remains overpriced, which could deter potential long-term tenants seeking value. Buy-and-hold Investment as a buy-and-hold strategy is unpromising due to the current listing being significantly above its fair value, implying potential capital loss in a stagnating market. The property's condition score of 56/100 further diminishes its attractiveness, as it may require additional investment in renovations to maintain value over time.
Economic Downturn Risk A slight decline in the economic stability score from 80 could impact tenant stability, which is already rated at 75, potentially leading to increased vacancy rates or rent reductions if economic conditions worsen.
