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 115 m², built in 2002, energy rating C. Located on rua José Carlos Ary dos Santos, 3, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment features a rare 15m² private balcony, perfect for relaxing outdoor moments, and the building is equipped with a secure entry system for added peace of mind.
The valuation. The asking price of €295,000 sits €70,265 above the fair value of €224,735, representing a 23.8% overvaluation. This indicates that the property is overpriced relative to current market conditions.
Fair value modelled at €224,735 from the area baseline, adjusted for condition and location. Asking €295,000 sits €70,265 (23.8%) above — overpriced versus fair value.
Asking €295,000 versus the rua José Carlos Ary dos Santos, 3 area baseline of €304,865 (€2,651/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 76 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua José Carlos Ary dos Santos, 3
Area baseline €304,865 + condition -€1,258 + location -€1,823 = modelled fair value of €224,735 (€1,954/m²), a €70,265 (23.8%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Carlos Ary dos Santos, 3 | Subject | €295,000 | €2,565 | — | 76 | 48 |
| Vila Franca de Xira · 956910 | Active | €430,000 | €2,792 | 8.8% | 74 | 50 |
| rua Gil Vicente | Active | €269,900 | €3,213 | 25.3% | 78 | 48 |
| Vila Franca de Xira · 4ba828 | Active | €299,500 | €2,825 | 10.1% | 70 | 49 |
| Vila Franca de Xira · 73558d | Active | €299,500 | €2,825 | 10.1% | 73 | 44 |
| Median comp | €299,500 | €2,825 | 10.1% | 74 | 49 |
Family rental The property in Vila Franca de Xira is overpriced by 23.8% compared to its fair value, indicating that potential returns may not justify the investment risks. With a mediocre neighborhood score of 48/100 and only modest amenities, attracting families looking for quality housing could prove challenging. Long-term rental Despite a gross yield of 4.9%, the significant gap between the listing price and fair value suggests the property is not a viable long-term rental investment. The rural location and limited urban influence further underscore the challenges in securing steady tenants, especially with a neighborhood quality rating that rates poorly at 48/100.
Economic Instability Risk With an economic stability score of 35/100, this property faces significant risk due to poor local economic conditions, which may jeopardize revenue potential and tenant turnover.
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