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 67 m², built in 1988, energy rating E. Located on praceta Alexandre Herculano, 1, Santa Iria de Azóia, São João da Talha e Bobadela parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment includes an attic that offers flexible potential as an office or leisure area, enhancing its overall utility and value in a competitive market.
The valuation. The asking price of €281,000 is significantly above the fair value of €158,213, indicating an overvaluation of €122,787 (43.7%). This raises concerns about the property's market sustainability.
Fair value modelled at €158,213 from the area baseline, adjusted for condition and location. Asking €281,000 sits €122,787 (43.7%) above — overpriced versus fair value.
Asking €281,000 versus the praceta Alexandre Herculano, 1 area baseline of €221,971 (€3,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Alexandre Herculano, 1
Area baseline €221,971 + condition +€628 + location +€13,803 = modelled fair value of €158,213 (€2,361/m²), a €122,787 (43.7%) gap versus the €281,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Alexandre Herculano, 1 | Subject | €281,000 | €4,194 | — | 74 | 74 |
| rua 18 de Janeiro | Active | €245,000 | €4,224 | 0.7% | 75 | 69 |
| Santa Iria de Azóia, São João da Talha e Bobadela · ba3e0c | Active | €310,000 | €4,769 | 13.7% | 72 | 76 |
| Sacavém e Prior Velho · 65a857 | Active | €245,000 | €5,698 | 35.9% | 75 | 77 |
| rua Pedro Nunes | Active | €299,000 | €4,041 | 3.7% | 80 | 75 |
| Median comp | €272,000 | €4,497 | 7.2% | 75 | 76 |
Long-term rental The property in Santa Iria de Azóia is overpriced by 43.7% compared to its fair value, making it a less attractive option for long-term rental investments. With a gross yield of only 3.9% and a neighborhood score of 74/100, investors may find better opportunities elsewhere. Family rental Given the pricing of €281,000, the property is also considered overpriced for family rentals, despite its decent condition rating of 76/100. Families seeking a home in a suburban area may prioritize more value for money, which this property does not offer. Buy-and-hold Investing in this property for a buy-and-hold strategy is discouraged due to its 43.7% gap from fair value, indicating significant overpricing. With limited growth potential reflected in its 3.9% gross yield, it is likely that capital appreciation may not meet investor expectations.
Tenant turnover risk There is a risk of increased tenant turnover due to the tenant stability score of 70/100, which may lead to periods of vacancy and additional leasing costs.
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