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 97 m², built in 1979, energy rating D. Located on rua Eça de Queiroz, 13, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment features a versatile enclosed balcony and a second balcony adjacent to the kitchen, enhancing outdoor utility while maintaining interior comfort.
The valuation. The asking price of €280,000 is significantly above the fair value of €209,200, resulting in an overvaluation of €70,800 (25.3%). This property is not considered a good investment at its current asking price. Buy-to-flip angle. The buy-to-flip strategy would require renovations to improve the apartment's condition, especially in the kitchen and bathroom, to attract buyers. The goal would be to resell at a higher price, capitalizing on the neighborhood's appeal. Buy-to-let angle. As a buy-to-let investment, the expected gross yield is 4.4%, with potential rental income around €1,027 per month. This makes it viable for generating steady cash flow, despite the property being overpriced.
Fair value modelled at €209,200 from the area baseline, adjusted for condition and location. Asking €280,000 sits €70,800 (25.3%) above — overpriced versus fair value.
Asking €280,000 versus the rua Eça de Queiroz, 13 area baseline of €271,988 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 60 · Materials 65 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Eça de Queiroz, 13
Area baseline €271,988 + condition -€18,945 + location +€19,984 = modelled fair value of €209,200 (€2,157/m²), a €70,800 (25.3%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eça de Queiroz, 13 | Subject | €280,000 | €2,887 | — | 60 | 74 |
| Póvoa de Santa Iria e Forte da Casa · 49b80c | Active | €270,000 | €3,214 | 11.4% | 70 | 75 |
| Vialonga · 261f55 | Active | €272,000 | €3,317 | 14.9% | — | 76 |
| rua Alves Redol, 3 | Active | €249,000 | €3,411 | 18.2% | 68 | 71 |
| Vialonga · 82c776 | Active | €215,000 | €3,028 | 4.9% | 55 | 71 |
| Median comp | €259,500 | €3,266 | 13.1% | 68 | 73 |
Long-term rental The property is overpriced at €280,000 compared to a fair value of €209,200, indicating a significant 25.3% gap. With a gross yield of only 4.4%, investing here may not generate sufficient returns for long-term rental investors. Family rental Given the property’s pricing at €280,000, which exceeds fair value by 25.3%, it is not positioned to attract family renters effectively. While the neighbourhood offers decent living conditions with a rating of 74/100, the financial aspect of this investment makes it less appealing for family rental purposes. Buy-and-hold The pricing of €280,000 compared to a fair value of €209,200 suggests the property is overpriced by 25.3% and may not appreciate as expected over the long term. Additionally, with a condition score of 63/100, potential buyers may find it less attractive for a buy-and-hold strategy.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of increased vacancy rates, potentially affecting cash flow and profitability.
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