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 77 m², built in 1960, energy rating E. Located on rua Pedro Franco, 31, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment's hardwood floors in the bedrooms present an opportunity for aesthetic enhancement despite the overall maintenance needed in other areas. Natural Light: Benefiting from good sun exposure, the unit enjoys ample natural light throughout the day.
The valuation. The asking price of €290,000 is significantly above the fair value of €159,952, making the property overpriced by €130,048 (44.8%). This discrepancy suggests that potential buyers should proceed with caution.
Fair value modelled at €159,952 from the area baseline, adjusted for condition and location. Asking €290,000 sits €130,048 (44.8%) above — overpriced versus fair value.
Asking €290,000 versus the rua Pedro Franco, 31 area baseline of €250,943 (€3,259/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 50 · Materials 58 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Pedro Franco, 31
Area baseline €250,943 + condition -€24,063 + location +€12,997 = modelled fair value of €159,952 (€2,077/m²), a €130,048 (44.8%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pedro Franco, 31 | Subject | €290,000 | €3,766 | — | 50 | 69 |
| rua Raúl de Campos Palermo | Active | €270,000 | €3,971 | 5.4% | 55 | 70 |
| rua Machado de Castro, 6A | Active | €309,000 | €3,029 | 19.6% | 55 | 70 |
| rua Elias Garcia | Active | €250,000 | €3,472 | 7.8% | 54 | 77 |
| parque Central | Active | €285,000 | €3,000 | 20.3% | 42 | 73 |
| Median comp | €277,500 | €3,251 | 13.7% | 55 | 72 |
Long-term rental The property’s gross yield of 3.8% does not justify its pricing of €290,000, given the fair value assessment of €159,952. With the neighbourhood rating at 69/100, the potential tenant market may struggle to cover the gap in value, indicating this investment is overpriced. Buy-and-hold Holding this apartment at the current listing price poses significant risk, as the estimated fair value is substantially lower by 44.8%. The property’s condition score of 55/100 suggests further investment may be necessary to maintain rental appeal, adding to its overpricing concerns. Family rental Targeting families might seem appealing in the suburban Greater Lisbon area; however, at an asking price of €290,000, the investment appears overpriced compared to the fair value of €159,952. This price point could deter potential family renters who seek more value for their money in a neighbourhood scoring 69/100.
Economic Volatility Risk The economic stability score of 70/100 suggests moderate economic fluctuations that could impact rental income, while the tenant stability score of 65/100 indicates potential challenges in maintaining consistent occupancy levels with possible changes in tenant reliability.
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