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.
3-bedroom, 2-bathroom apartment of 99 m², built in 2002, energy rating C. Located Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. This apartment features a remarkable unobstructed view from the balcony, enhancing the living experience with a peaceful connection to nature and the tranquil surroundings.
The valuation. The asking price of €419,800 sits significantly above the fair value of €238,418, representing an excess of €181,382 (43.2%). This property is clearly overpriced, making it an unattractive option for potential investors. Buy-to-flip angle. A buy-to-flip strategy here would rely on improving the property to align with market expectations, but given its overpriced status, achieving a profitable resale in the near term appears challenging. Buy-to-let angle. With a gross yield of 3.4% and an estimated rental income of €1,189/month, the property may generate stable cash flow, yet the high asking price limits the potential for attractive returns.
Fair value modelled at €238,418 from the area baseline, adjusted for condition and location. Asking €419,800 sits €181,382 (43.2%) above — overpriced versus fair value.
Asking €419,800 versus the Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon area baseline of €277,596 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon
Area baseline €277,596 + condition +€5,569 + location +€20,396 = modelled fair value of €238,418 (€2,408/m²), a €181,382 (43.2%) gap versus the €419,800 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Póvoa de Santa Iria e Forte da Casa · 99f3b1 | Subject | €419,800 | €4,240 | — | 76 | 74 |
| Póvoa de Santa Iria e Forte da Casa · ba3f20 | Active | €349,900 | €3,534 | 16.7% | 80 | 75 |
| rua António Gonçalves Correia, 2 | Active | €590,000 | €4,275 | 0.8% | 78 | 71 |
| rua dos Lusíadas | Active | €339,000 | €3,809 | 10.2% | 80 | 75 |
| rua 28 de Setembro | Active | €360,000 | €3,462 | 18.4% | 72 | 68 |
| Median comp | €354,950 | €3,672 | 13.4% | 79 | 73 |
Long-term rental This property is overpriced with a listing price of €419,800, significantly exceeding its fair value of €238,418, indicating a 43.2% gap. While the neighbourhood offers decent amenities and low crime rates, the gross yield of 3.4% suggests insufficient return for long-term rental investors. Family rental Given its suburban characteristics and access to good schools, the property may appeal to families; however, its price of €419,800 is notably above the fair value of €238,418. With a condition score of 79/100, the home may attract tenants but the return on investment remains suboptimal due to its overpriced status. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable since it is priced at €419,800, resulting in a significant 43.2% gap from its fair value of €238,418. The lower yield of 3.4% further complicates the justification for a long-term hold, making it less appealing for investors seeking sustainable growth. Short-term vacation rental This property is overpriced at €419,800, significantly surpassing its fair value of €238,418, which renders it unsuitable for a short-term vacation rental strategy. With suburban characteristics contributing to a less vibrant market, it is unlikely to yield the desired returns typical for vacation rentals. Luxury market Priced at €419,800, this property does not align with luxury market expectations, especially since it is above its fair value of €238,418. The appeal of the neighbourhood, paired with the 3.4% gross yield, indicates it lacks the attributes generally sought in high-end investments.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of higher turnover rates, which can lead to increased vacancy periods and decreased cash flow.
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