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 65 m², built in 1978, energy rating D. Located on rua do Olival Santo, Vialonga parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Feature: The apartment's entrance hall includes a practical pantry that maximizes storage space, while the attic storage provides additional convenience for residents.
The valuation. The asking price of €270,000 significantly exceeds the fair value of €133,509, marking an overpriced status by €136,491 (50.6%). This valuation indicates a lack of alignment with the market fundamentals.
Fair value modelled at €133,509 from the area baseline, adjusted for condition and location. Asking €270,000 sits €136,491 (50.6%) above — overpriced versus fair value.
Asking €270,000 versus the rua do Olival Santo area baseline of €128,765 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Olival Santo
Area baseline €128,765 + condition -€7,617 + location +€12,361 = modelled fair value of €133,509 (€2,054/m²), a €136,491 (50.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Olival Santo | Subject | €270,000 | €4,154 | — | 70 | 74 |
| Alverca do Ribatejo e Sobralinho · f366e4 | Active | €249,000 | €3,557 | 14.4% | 70 | 80 |
| Póvoa de Santa Iria e Forte da Casa · 09020b | Active | €259,000 | €3,453 | 16.9% | — | 78 |
| rua José Saramago | Active | €239,000 | €3,918 | 5.7% | 70 | 81 |
| Póvoa de Santa Iria e Forte da Casa · 261df4 | Active | €275,000 | €3,571 | 14.0% | 73 | 77 |
| Median comp | €254,000 | €3,564 | 14.2% | 70 | 79 |
Long-term rental Given the property's current listing price of €270,000, which is 50.6% above the fair value of €133,509, it is likely to struggle to achieve a competitive position in the long-term rental market. The gross yield of 4% does not compensate for the inflated purchase price and diminishes the investment attractiveness. Family rental Positioned in a neighborhood rated at 74/100, this property may appeal to families looking for longer tenures; however, the substantial overvaluation of 50.6% suggests limited earning potential. The yield of 4% indicates that the investment would not generate adequate returns compared to its purchase price. Buy-and-hold While the property’s condition is rated 68/100 and could attract future appreciation due to its location within Greater Lisbon, the significant disparity of 50.6% from the fair market value makes it a questionable buy-and-hold investment. Overpriced at €270,000, the property may take longer to realize gains, overshadowing the benefits of holding it long-term.
Tenant turnover risk: With a tenant stability score of 70/100, there is a substantial risk of higher turnover rates, potentially leading to increased vacancies and costs associated with re-letting the property.
