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 1972, energy rating C. Located on praceta Ermelinda Tavares, Santa Iria de Azóia, São João da Talha e Bobadela parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious 8 m² balcony offering serene river views, enhancing its appeal for relaxation and outdoor enjoyment. Additional Aspect: The pantry in the entrance hall adds practical storage solutions to the functional layout.
The valuation. The asking price of €220,000 sits significantly above the fair value of €140,085, creating a discrepancy of €79,915 (36.3%). This indicates that the property is overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy may be challenging given the high initial cost and considerable renovation needed, but investors could aim for targeted improvements to enhance appeal and potentially increase resale value. Buy-to-let angle. With an estimated gross yield of 4.9% (~€898/month), this property can attract family rentals in a mixed neighborhood, generating a steady income stream for long-term investors despite its current valuation concerns.
Fair value modelled at €140,085 from the area baseline, adjusted for condition and location. Asking €220,000 sits €79,915 (36.3%) above — overpriced versus fair value.
Asking €220,000 versus the praceta Ermelinda Tavares area baseline of €215,345 (€3,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 60 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 75 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Ermelinda Tavares
Area baseline €215,345 + condition -€11,680 + location +€12,275 = modelled fair value of €140,085 (€2,155/m²), a €79,915 (36.3%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Ermelinda Tavares | Subject | €220,000 | €3,385 | — | 60 | 72 |
| rua Santiago, 6 | Active | €250,000 | €2,841 | 16.1% | 70 | 72 |
| Santa Iria de Azóia, São João da Talha e Bobadela · 4a8188 | Active | €360,000 | €3,396 | 0.3% | — | 70 |
| rua Jorge Alexandre Batalha Ferreira | Active | €297,000 | €3,031 | 10.5% | 70 | 75 |
| rua Almada Negreiros S / N | Active | €268,000 | €3,153 | 6.8% | 68 | 73 |
| Median comp | €282,500 | €3,092 | 8.6% | 70 | 73 |
Long-term rental The current listing price of €220,000 for this property significantly exceeds its fair value of €140,085, indicating that it is overpriced. Given a gross yield of 4.9% and the condition rating of 64, potential long-term rental returns may not justify the initial investment cost. Family rental While the property is suitable for family rental given its location in Loures, the €220,000 asking price is well above the fair value of €140,085, categorizing it as overpriced. The 4.9% gross yield does not compensate for the significant gap in value that families may consider when looking for rental options. Buy-and-hold Investing in this property as a buy-and-hold strategy is not recommended due to its overpriced status, listed at €220,000 compared to a fair value of €140,085. The anticipated long-term appreciation may not offset the initial overvaluation, making it a less attractive option for sustained investment gains.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could result in increased vacancy rates and associated costs.
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