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.
3-bedroom, 2-bathroom apartment of 160 m², energy rating C. Located on rua do Alviela, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. The apartment features a spacious balcony offering unobstructed views, enhancing natural light and outdoor connectivity within a well-maintained living space.
The valuation. The asking price of €400,000 is €25,937, or 6.5%, above the calculated fair value of €374,063. This suggests that the property is overpriced in the current market.
Fair value modelled at €374,063 from the area baseline, adjusted for condition and location. Asking €400,000 sits €25,937 (6.5%) above — overpriced versus fair value.
Asking €400,000 versus the rua do Alviela area baseline of €448,640 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 75 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Alviela
Area baseline €448,640 + condition -€10,500 + location +€41,203 = modelled fair value of €374,063 (€2,338/m²), a €25,937 (6.5%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Alviela | Subject | €400,000 | €2,500 | — | 72 | 80 |
| rua António Aleixo, 10 | Active | €450,000 | €3,061 | 22.4% | 70 | 75 |
| rua José Gomes da Silva | Active | €440,000 | €2,234 | 10.7% | 73 | 73 |
| avenida Dom Vicente Afonso Valente | Active | €358,000 | €3,113 | 24.5% | 68 | 74 |
| rua Doutor Francisco Sá Carneiro, 2 | Active | €425,000 | €2,673 | 6.9% | 70 | 73 |
| Median comp | €432,500 | €2,867 | 14.7% | 70 | 74 |
Long-term rental This property, priced at €400,000, is above its fair value of €374,063, resulting in a 6.5% gap which makes the investment less attractive for long-term rental. With a gross yield of only 3.7% and a condition rating of 71/100, the investment may not provide the returns needed to offset the initial overvaluation. Family rental While the apartment's proximity to Lisbon metro offers potential stability, its current price of €400,000 is significantly above the fair value, indicating it is overpriced at a 6.5% gap. Its 80/100 neighbourhood rating suggests decent demand, but ultimately the high cost may deter families seeking valued options. Buy-and-hold The current listing price of €400,000 fails to reflect its fair value of €374,063, marking it as overpriced and not ideal for a buy-and-hold strategy. Although the area shows promising long-term demand due to its good amenities, the low yield of 3.7% complicates prospects for profitable appreciation over time.
Potential Tenant Turnover Tenants may be prone to turnover given the tenant stability score of 75/100, which could lead to increased vacancy rates and associated costs.
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