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 71 m², built in 1975, energy rating E. Located on rua São Francisco Xavier, Loures parish, Loures municipality, Lisbon district. Noteworthy Features: The apartment features a well-designed entrance hall that enhances the overall flow of the living space and a modernized kitchen optimized for efficient storage and meal preparation.
The valuation. The asking price of €250,000 is significantly above the fair value of €150,810, leading to an overpricing of €99,190 (39.7%). This discrepancy suggests that potential buyers must proceed with caution. Buy-to-flip angle. With a resale strategy, targeting cosmetic upgrades could enhance the property’s appeal, allowing for a profitable flip given the current market trends in Loures. Potential profits must factor in the asking price versus expected resale value. Buy-to-let angle. A long-term rental strategy could yield a gross rental income of approximately €833 per month, providing a 4% yield, appealing for families in this growing suburban area. The location’s accessibility to employment and transit options increases rental demand.
Fair value modelled at €150,810 from the area baseline, adjusted for condition and location. Asking €250,000 sits €99,190 (39.7%) above — overpriced versus fair value.
Asking €250,000 versus the rua São Francisco Xavier area baseline of €140,651 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 76 · Materials 71 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua São Francisco Xavier
Area baseline €140,651 + condition -€2,219 + location +€12,377 = modelled fair value of €150,810 (€2,124/m²), a €99,190 (39.7%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Francisco Xavier | Subject | €250,000 | €3,521 | — | 76 | 72 |
| praceta Barahona Fernandes | Active | €289,000 | €3,284 | 6.7% | 74 | 72 |
| Loures · f35fe1 | Active | €299,000 | €4,041 | 14.8% | 78 | 75 |
| praceta Amoras | Active | €360,000 | €4,235 | 20.3% | 70 | 73 |
| rua António Sérgio, 10 | Active | €325,000 | €3,186 | 9.5% | 75 | 75 |
| Median comp | €312,000 | €3,663 | 4.0% | 75 | 74 |
Long-term rental The 2-bed apartment in Loures is currently overpriced with a gap of 39.7% compared to its fair value of €150,810. With a gross yield of 4%, it may struggle to attract long-term tenants given the high purchasing price relative to market expectations. Family rental Despite the favorable conditions for family rentals in Loures, with decent amenities and access to transit, the apartment's listing price of €250,000 is significantly above its fair value of €150,810. Therefore, potential family tenants may be deterred by the high cost relative to comparable units in the area. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable since it is overpriced at €250,000 when market value indicates a fair price of €150,810. This substantial gap of 39.7% could hinder long-term appreciation and make it an unappealing asset for future resale or rental income.
Tenant turnover risk: With a tenant stability score of 65/100, there is a heightened risk of frequent tenant turnover, which could lead to increased vacancy rates and loss of rental income.
