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 110 m², energy rating C. Located on rua Aviação, Alverca do Ribatejo e Sobralinho parish, Vila Franca de Xira municipality, Lisbon district. Noticeable Features: The living room features expansive window walls that flood the space with natural light, while enclosed balconies provide a sheltered area for relaxation year-round.
The valuation. The asking price of €398,000 is significantly above the fair value of €255,889, representing an overpricing of €142,111 (35.7%). This discrepancy indicates that the property is not a favorable investment opportunity based on its current asking price.
Fair value modelled at €255,889 from the area baseline, adjusted for condition and location. Asking €398,000 sits €142,111 (35.7%) above — overpriced versus fair value.
Asking €398,000 versus the rua Aviação area baseline of €308,440 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Aviação
Area baseline €308,440 + condition +€0 + location +€19,829 = modelled fair value of €255,889 (€2,326/m²), a €142,111 (35.7%) gap versus the €398,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Aviação | Subject | €398,000 | €3,618 | — | 72 | 71 |
| rua Engenheiro Moniz da Maia | Active | €495,000 | €4,125 | 14.0% | — | 72 |
| rua Major Eduardo Rosário Gonçalves, 4 | Active | €490,000 | €3,952 | 9.2% | 70 | 71 |
| Alverca do Ribatejo e Sobralinho · 1e62eb | Active | €325,000 | €3,963 | 9.5% | 75 | 63 |
| Alverca do Ribatejo e Sobralinho · 4ba0f4 | Active | €298,000 | €3,590 | 0.8% | 75 | 74 |
| Median comp | €407,500 | €3,958 | 9.4% | 75 | 72 |
Long-term rental The property in Alverca do Ribatejo e Sobralinho is currently overpriced, with a fair value of €255,889 representing a 35.7% gap from the listing price of €398,000. Given the modest gross yield of 3.3%, this investment lacks sufficient return potential for long-term rental success. Family rental While the area offers a family-friendly environment near the Lisbon metropolitan area, the current listing price makes this property overpriced for a family rental strategy. With a fair value significantly lower than the asking price, it may deter families seeking competitive housing options. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable since it is overpriced, evidenced by a fair value of €255,889 versus the asking €398,000. The return on investment is likely insufficient given the low gross yield of 3.3% and the high acquisition cost. Not ideal for luxury market The available data indicates that this property does not align with the luxury market, especially considering its current unappealing price point. Its suburban characteristics and family-oriented neighborhood further emphasize its unsuitability for high-end buyers. Not ideal for short-term rental This property is not a viable option for short-term rentals due to its overpriced status, which could lead to limited demand and lower occupancy rates. Additionally, the neighborhood dynamics and the condition rating further limit its attractiveness for a short-term rental strategy.
Tenant Risk The tenant stability score of 65/100 indicates a moderate risk of turnover, which could disrupt cash flow and increase vacancy periods.
