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.
4-bedroom, 3-bathroom apartment of 198 m², built in 1999. Located on urbanização Real Forte, Sacavém e Prior Velho parish, Loures municipality, Lisbon district. Noteworthy Features: The apartment boasts a luxurious master suite with a private entrance hall and a serene river view, enhancing the sense of exclusivity and comfort. Technical Comfort: Central vacuum and double-glazed windows offer significant noise reduction and energy efficiency.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €480,538, reflecting an overvaluation of €769,462 (61.6%). The property is overpriced in the current market landscape.
Fair value modelled at €480,538 from the area baseline, adjusted for condition and location. Asking €1,250,000 sits €769,462 (61.6%) above — overpriced versus fair value.
Asking €1,250,000 versus the urbanização Real Forte area baseline of €668,052 (€3,374/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 70 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Real Forte
Area baseline €668,052 + condition +€4,641 + location +€50,989 = modelled fair value of €480,538 (€2,427/m²), a €769,462 (61.6%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Real Forte | Subject | €1,250,000 | €6,313 | — | 70 | 80 |
| Olivais · 96c5c5 | Active | €695,000 | €5,346 | 15.3% | 70 | 76 |
| Sacavém e Prior Velho · 00177f | Active | €525,000 | €3,621 | 42.6% | 72 | 74 |
| Parque das Nações · 49b944 | Active | €1,170,000 | €6,324 | 0.2% | 75 | 74 |
| Parque das Nações · 65a5ff | Active | €959,000 | €8,127 | 28.7% | 78 | 78 |
| Median comp | €827,000 | €5,835 | 7.6% | 74 | 75 |
Long-term rental The property in Sacavém e Prior Velho is overpriced at €1,250,000 compared to its fair value of €480,538, resulting in a significant gap of 61.6%. With a gross yield of only 2.8%, this investment does not offer sufficient return relative to the market's expectations. Family rental With a fair market valuation substantially lower than the listing price, the property is overvalued, making it a less attractive option for family rentals. The respectable neighborhood score of 80/100 may appeal to families, but the current pricing undermines potential value. Buy-and-hold Currently priced at €1,250,000, the property falls short of its fair value, indicating it is overpriced and not suitable for long-term holding without significant appreciation. While the neighborhood has decent ratings, the investment does not align with sound buy-and-hold principles given its current valuation.
Potential Economic Downturn A sudden decrease in economic conditions could reduce the economic stability score from 80 to 60, impacting rental income potential and tenant retention.
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