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 80 m², energy rating D. Located on praça de Goa, Santa Iria de Azóia, São João da Talha e Bobadela parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment is situated in a family-friendly neighborhood with a natural park, providing a serene environment and convenient access to recreational spaces for children and families.
The valuation. The asking price of €319,000 is significantly above the fair value of €189,729, sitting at €129,271 (40.5%) over. This property is clearly overpriced, limiting potential investor appeal.
Fair value modelled at €189,729 from the area baseline, adjusted for condition and location. Asking €319,000 sits €129,271 (40.5%) above — overpriced versus fair value.
Asking €319,000 versus the praça de Goa area baseline of €265,040 (€3,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 80 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 65 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praça de Goa
Area baseline €265,040 + condition +€6,375 + location +€11,674 = modelled fair value of €189,729 (€2,372/m²), a €129,271 (40.5%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Goa | Subject | €319,000 | €3,988 | — | 80 | 67 |
| rua Luís de Camões, 33 | Active | €270,000 | €3,857 | 3.3% | 70 | 76 |
| rua José Duarte Morais N27 | Active | €324,000 | €4,765 | 19.5% | 75 | 75 |
| Sacavém e Prior Velho · 65a857 | Active | €245,000 | €5,698 | 42.9% | 75 | 77 |
| Olivais · 6d5344 | Active | €355,000 | €6,961 | 74.6% | 78 | 73 |
| Median comp | €297,000 | €5,232 | 31.2% | 75 | 76 |
Long-term rental The property is overpriced at €319,000 compared to a fair value of €189,729, presenting a significant gap of 40.5%. This high entry price results in a low gross yield of 3.6%, making it unattractive for long-term rental investment. Family rental At €319,000, this property is still significantly overpriced against its fair value of €189,729, creating a gap of 40.5%. The current pricing does not align with the suburban nature of the community and its economic activities, making it less appealing for family rental investments. Buy-and-hold With a current listing of €319,000, the property reflects a significant overpricing compared to its fair value of €189,729, representing a gap of 40.5%. This valuation implies a constrained appreciation potential, which adversely impacts the buy-and-hold strategy in the current market context.
Economic and Tenant Stability Risk With both economic stability and tenant stability scores at 65/100, there's a notable risk of economic fluctuations and tenant turnover that could negatively impact rental income and property value over time.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
