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 159 m², built in 2000, energy rating C. Located on rua Doutor Francisco Sá Carneiro, 2, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment offers unobstructed river views and unique natural light variations throughout the seasons, enhancing both the spacious living areas and the sense of connection to nature.
The valuation. The asking price of €425,000 is significantly above its fair value of €379,682, representing an overpricing of €45,318 or 10.7%. This reflects a concern for potential buyers regarding overvaluation in the current market. Buy-to-flip angle. This property could be suitable for a quick resale strategy, but given the current asking price, achieving a profit would require significant market appreciation or strategic renovations to attract potential buyers. Buy-to-let angle. With an estimated rental income of €1,381 per month, this property yields a gross rental yield of 3.9%, making it a feasible option for long-term family rentals within the Greater Lisbon area.
Fair value modelled at €379,682 from the area baseline, adjusted for condition and location. Asking €425,000 sits €45,318 (10.7%) above — overpriced versus fair value.
Asking €425,000 versus the rua Doutor Francisco Sá Carneiro, 2 area baseline of €341,214 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 71 · Materials 79 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Francisco Sá Carneiro, 2
Area baseline €341,214 + condition +€2,981 + location +€35,486 = modelled fair value of €379,682 (€2,388/m²), a €45,318 (10.7%) gap versus the €425,000 asking price.
Long-term rental The property is overpriced at €425,000, with a fair value of €379,682 representing a 10.7% gap. While the gross yield of 3.9% may attract some investors, the pricing does not justify potential long-term rental returns in the current market. Buy-and-hold At a listing price significantly above its fair value, this apartment does not present an attractive buy-and-hold opportunity. The current economic conditions and the apartment's average yield fail to support sustained capital appreciation in the long term. Family rental Despite its adequate condition and reasonable neighborhood ratings, the apartment is overpriced, making it a less compelling option for family rentals. With the fair value set below the listing price, renters may seek more value elsewhere in the area. Not ideal for short-term rental The apartment's current pricing is excessive, which renders it unsuitable for short-term rental strategies. The yield and local market conditions do not align with the high expenses associated with short-term hosting in Greater Lisbon. Not ideal for luxury market Given its overvaluation, this apartment cannot compete effectively in the luxury market segment. The fair value significantly underlines the limitations of offering this property as a premium option. Not ideal for student housing The apartment's pricing prevents it from being a viable candidate for student housing, especially with the higher costs to students. The average ratings of the neighborhood further diminish its appeal to this demographic.
Economic downturn risk A slight economic instability score of 80/100 indicates potential vulnerability to downturns, which could impact rental income and property value.
