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, 2-bathroom apartment of 95 m², energy rating C. Located on rua José Nogueira Vaz, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Key Features: This apartment boasts a spacious living room with a balcony offering unobstructed views, and is situated on the eighth floor, providing ample natural light throughout the day.
The valuation. The asking price of €320,000 is significantly above the fair value of €191,533, representing an overprice of €128,467 (40.1%). This high valuation may deter potential buyers seeking a reasonable investment.
Fair value modelled at €191,533 from the area baseline, adjusted for condition and location. Asking €320,000 sits €128,467 (40.1%) above — overpriced versus fair value.
Asking €320,000 versus the rua José Nogueira Vaz area baseline of €203,870 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 58 · Materials 65 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua José Nogueira Vaz
Area baseline €203,870 + condition -€27,016 + location +€14,679 = modelled fair value of €191,533 (€2,016/m²), a €128,467 (40.1%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Nogueira Vaz | Subject | €320,000 | €3,368 | — | 58 | 68 |
| praceta Jaime Cortesão | Active | €370,000 | €2,741 | 18.6% | 57 | 74 |
| rua Joaquim Correia Bessa, 1 | Active | €275,000 | €3,125 | 7.2% | 65 | 75 |
| rua Padre Américo | Active | €270,000 | €3,176 | 5.7% | 60 | 75 |
| avenida Dom Vicente Afonso Valente | Active | €358,000 | €3,113 | 7.6% | 68 | 74 |
| Median comp | €316,500 | €3,119 | 7.4% | 63 | 75 |
Long-term rental The property, while situated in a desirable location with good access to Lisbon, is priced at €320,000, which is considerably above its fair value of €191,533. This 40.1% gap, coupled with a modest gross yield of 3.3%, indicates that it may not be an optimal long-term rental investment at this price point. Family rental Although Póvoa de Santa Iria e Forte da Casa offers suburban advantages like better safety and access to schools, the apartment's asking price is 40.1% higher than its fair value of €191,533. With a yield of only 3.3%, this property is unlikely to attract family renters looking for value. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may not be prudent, given its listing price of €320,000 compared to the fair value of €191,533, signaling a significant overvaluation. The combined yield of 3.3% and the gap from fair value suggest that the potential for capital appreciation may not justify the current price. Not ideal for The property is not suitable for the luxury market due to its condition rating of 57/100 and the limitations in tenant quality indicative of the pricing. Furthermore, its location is not well-positioned for short-term vacation rentals, given that the neighborhood lacks the amenities that typically attract tourists.
Tenant turnover risk The lower tenant stability score of 65/100 indicates a potential for higher turnover rates, which can lead to increased vacancy costs and reduced rental income over time.
