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 148 m², built in 2004, energy rating D. Located Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment features two balconies providing unobstructed river views, enhancing natural light and outdoor space for relaxation. Condition Notes: Minor updates may enhance its already welcoming atmosphere.
The valuation. The asking price of €396,000 exceeds the fair value of €350,065 by €45,935 (11.6%). This property is considered overpriced in the current market.
Fair value modelled at €350,065 from the area baseline, adjusted for condition and location. Asking €396,000 sits €45,935 (11.6%) above — overpriced versus fair value.
Asking €396,000 versus the Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon area baseline of €414,992 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 70 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon
Area baseline €414,992 + condition +€3,238 + location +€29,220 = modelled fair value of €350,065 (€2,365/m²), a €45,935 (11.6%) gap versus the €396,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Póvoa de Santa Iria e Forte da Casa · f36524 | Subject | €396,000 | €2,676 | — | 70 | 73 |
| praceta Amélia Rey Colaço, 3 | Active | €475,000 | €2,639 | 1.4% | 75 | 76 |
| rua Doutor Francisco Sá Carneiro, 2 | Active | €425,000 | €2,673 | 0.1% | 71 | 76 |
| avenida Ernest Solvay, 4 | Active | €350,000 | €3,125 | 16.8% | 70 | 74 |
| Póvoa de Santa Iria e Forte da Casa · 90da14 | Active | €440,000 | €2,234 | 16.5% | 73 | 73 |
| Median comp | €432,500 | €2,656 | 0.7% | 72 | 75 |
Long-term rental The property’s gross yield of 3.9% may appeal to long-term investors; however, the current asking price exceeds the fair value by 11.6%. Given the neighborhood rating of 73/100, the investment may not yield the best returns. Family rental While the property is situated in a location with access to Lisbon’s amenities, the €396,000 listing price reflects a gap of 11.6% above fair value, which compromises its attractiveness for family rental purposes. The condition score of 76/100 suggests some maintenance will be needed, further diminishing potential profitability. Buy-and-hold Acquiring this property as a buy-and-hold strategy faces challenges due to its overpriced status, which is 11.6% above the fair market value of €350,065. As the property is not in its best condition with a score of 76/100, the long-term capital appreciation could be hindered by immediate repair needs and the inflated acquisition cost.
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant possibility of tenant turnover that could impact cash flow and increase vacancy periods, potentially reducing expected returns.
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