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 80 m², built in 1988, energy rating E. Located on rua 1º de Maio, 7, Alverca do Ribatejo e Sobralinho parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This 4th-floor apartment includes a closed balcony that extends the living space and a video intercom for enhanced security, despite the absence of an elevator.
The valuation. The asking price of €269,000 exceeds the fair value of €173,663 by €95,337 (35.4%), indicating that the property is overpriced.
Fair value modelled at €173,663 from the area baseline, adjusted for condition and location. Asking €269,000 sits €95,337 (35.4%) above — overpriced versus fair value.
Asking €269,000 versus the rua 1º de Maio, 7 area baseline of €171,680 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 62 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 65 · Amenities 70 · Economic 75 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
rua 1º de Maio, 7
Area baseline €171,680 + condition -€13,125 + location +€15,108 = modelled fair value of €173,663 (€2,171/m²), a €95,337 (35.4%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 1º de Maio, 7 | Subject | €269,000 | €3,363 | — | 68 | 72 |
| Vialonga · 261f55 | Active | €272,000 | €3,317 | 1.4% | — | 76 |
| Alverca do Ribatejo e Sobralinho · 82c705 | Active | €285,000 | €3,098 | 7.9% | 65 | 68 |
| autoestrada A1 | Active | €260,000 | €2,857 | 15.0% | 72 | 74 |
| Alverca do Ribatejo e Sobralinho · 6fba6e | Active | €299,900 | €3,408 | 1.4% | 65 | 76 |
| Median comp | €278,500 | €3,208 | 4.6% | 65 | 75 |
Long-term rental The 2-bed apartment in Alverca do Ribatejo e Sobralinho is priced at €269,000, which is 35.4% above its fair value of €173,663, indicating it is overpriced for a long-term rental strategy. With a gross yield of only 3.6%, this property may not deliver the expected returns for landlords over time due to its elevated entry price. Family rental Given the neighborhood's decent score of 72/100 and suburban characteristics, the apartment could attract families looking for stable rental options. However, with the current listing price being 35.4% too high, it may dissuade potential tenants seeking affordable family housing. Buy-and-hold While the proximity to Lisbon offers some upside potential, purchasing this apartment as a buy-and-hold investment is risky given its 35.4% markup over the fair value. The property's condition rating of 65/100 further complicates its attractiveness for long-term appreciation, suggesting that investors may be better off avoiding this option due to the current pricing. Not ideal for short-term vacation rental The property’s pricing significantly exceeds its fair value, making it an unpromising candidate for short-term vacation rentals. Additionally, the overall economic context and neighborhood dynamics do not lend themselves to high demand in this segment. Not ideal for luxury market With the property being overpriced at €269,000, it does not meet luxury market criteria despite some suburban advantages. Investors in the luxury segment will likely find better opportunities elsewhere with more competitive pricing and higher desirability. Not ideal for student housing The elevated price relative to fair value, alongside average neighborhood ratings, indicates that this apartment is unsuitable for student housing investment. Without a significant demand from the student demographic, this strategy would likely yield disappointing returns.
Economic downturn risk A slight economic stability score of 75/100 indicates potential vulnerabilities in the market that could impact rental demand and property value.
