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 €171,680 (€2,146/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 €171,680 + 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.
