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, 1-bathroom apartment of 93 m², built in 1988, energy rating D. Located on rua Alves Redol, 61, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment boasts built-in wardrobes in all bedrooms, enhancing organization, and offers an unobstructed city view, ensuring both brightness and tranquility in an urban setting.
The valuation. The asking price of €325,000 is significantly above the fair value of €187,170, making it overpriced by €137,830 (42.4%). This suggests that potential buyers should exercise caution before proceeding. Buy-to-flip angle. With a current valuation discrepancy, a buy-to-flip strategy may require significant renovations to enhance market appeal, but given the price, resale profitability appears limited. Buy-to-let angle. The gross yield of 3% at €812/month indicates a low return for a rental investment, which may not justify the initial costs, especially considering the property’s mixed neighborhood rating.
Fair value modelled at €187,170 from the area baseline, adjusted for condition and location. Asking €325,000 sits €137,830 (42.4%) above — overpriced versus fair value.
Asking €325,000 versus the rua Alves Redol, 61 area baseline of €256,308 (€2,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 50 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Alves Redol, 61
Area baseline €256,308 + condition +€727 + location +€2,211 = modelled fair value of €187,170 (€2,013/m²), a €137,830 (42.4%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alves Redol, 61 | Subject | €325,000 | €3,495 | — | 72 | 53 |
| avenida Afonso de Albuquerque | Active | €218,000 | €4,360 | 24.8% | 75 | 60 |
| rua 2 de Abril, 30 | Active | €259,000 | €4,177 | 19.5% | 72 | 52 |
| Vila Franca de Xira · cfe280 | Active | €265,000 | €4,417 | 26.4% | 65 | 55 |
| rua Bom Retiro, 1 | Active | €299,500 | €4,160 | 19.0% | 72 | 65 |
| Median comp | €262,000 | €4,269 | 22.1% | 72 | 58 |
Long-term rental The current listing price of €325,000 represents a significant gap of 42.4% above the fair value of €187,170, positioning this investment as overpriced. With a gross yield of only 3%, the property does not generate compelling returns for long-term rental purposes. Buy-and-hold Investing in this 3-bed apartment for €325,000 is risky given that it is priced well above its fair value of €187,170, making it an overpriced asset. The lack of competitive yield at 3% further diminishes the appeal for a buy-and-hold strategy. Value-add renovation Acquiring this property at €325,000, which is overpriced relative to its fair value of €187,170, poses challenges in realizing a profitable value-add strategy. Given the current condition rating of 76/100, any renovation improvements may not sufficiently bridge the significant pricing gap. Not ideal for: Luxury market, Short-term vacation rental, Student housing.
Economic and Tenant Instability With both the economic and tenant stability scores at 55/100, there is a significant risk that the property could face fluctuating income levels and potential high vacancy rates, leading to uncertain investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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