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3-bedroom, 2-bathroom apartment of 128 m², energy rating C. Located on largo Doutor Armindo Sttau Monteiro, 3, Alverca do Ribatejo e Sobralinho parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment includes central vacuuming and double-glazed windows for improved insulation, contributing to energy efficiency and enhanced comfort in both summer and winter months.
The valuation. The asking price of €395,000 significantly exceeds the fair value of €300,362, marking an overvaluation of €94,638 (24.0%). This property is considered overpriced.
Fair value modelled at €300,362 from the area baseline, adjusted for condition and location. Asking €395,000 sits €94,638 (24.0%) above — overpriced versus fair value.
Asking €395,000 versus the largo Doutor Armindo Sttau Monteiro, 3 area baseline of €376,960 (€2,945/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
largo Doutor Armindo Sttau Monteiro, 3
Area baseline €376,960 + condition +€2,600 + location +€23,074 = modelled fair value of €300,362 (€2,347/m²), a €94,638 (24.0%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Doutor Armindo Sttau Monteiro, 3 | Subject | €395,000 | €3,086 | — | 74 | 71 |
| rua do Valador, 5 | Active | €410,000 | €2,733 | 11.4% | 78 | 67 |
| rua João Tarré Ribeiro, 15 | Active | €319,000 | €2,900 | 6.0% | 70 | 73 |
| rua Casquinhas | Active | €430,000 | €2,560 | 17.1% | 74 | 71 |
| rua do Trabalhador, 6 | Active | €480,000 | €3,429 | 11.1% | 75 | 74 |
| Median comp | €420,000 | €2,817 | 8.7% | 75 | 72 |
Long-term rental The 3-bed apartment in Alverca do Ribatejo e Sobralinho, at €395,000, exceeds the estimated fair value of €300,362 by 24.0%, suggesting it is not a sound investment for long-term rental. With a gross yield of only 3.6% and a condition score of 76/100, the potential returns do not justify the high acquisition cost. Family rental Considering the family-oriented suburban setting and decent amenities, the apartment has the potential to attract stable tenants; however, its current pricing of €395,000 indicates it is overpriced by 24.0% relative to the fair value of €300,362. The yield of 3.6% further underscores concerns regarding the financial viability of this investment for family rentals. Buy-and-hold While the property is strategically located near Lisbon and in an appealing neighborhood, the purchase price of €395,000, which exceeds fair value by 24.0%, limits the attractiveness of a buy-and-hold strategy. With a gross yield of 3.6%, the long-term profitability is also at risk given the high entry point of this investment.
Tenant turnover risk High tenant turnover may occur despite the tenant stability score of 75/100, potentially impacting rental income and increasing leasing costs.
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