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 100 m². Located on rua Padre Manuel Duarte, 12, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Unique Feature: This apartment offers a stunning view of Quinta da Piedade and the Tagus River, complemented by excellent sun exposure from its two front-facing orientations. Storage Convenience: Includes a private basement storage room with window and electric light.
The valuation. The asking price of €319,000 sits €83,332 or 26.1% above the fair value of €235,668, indicating the property is overpriced. Buy-to-flip angle. Given its condition and pricing, a resale strategy could target buyers looking for a renovation project to customize, though market demand is essential. Buy-to-let angle. With an estimated rental income of €957/month, this property yields a gross return of 3.6%, making it suitable for long-term family rentals in a growing area.
Fair value modelled at €235,668 from the area baseline, adjusted for condition and location. Asking €319,000 sits €83,332 (26.1%) above — overpriced versus fair value.
Asking €319,000 versus the rua Padre Manuel Duarte, 12 area baseline of €280,400 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 75 · Room dimensions 80). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Manuel Duarte, 12
Area baseline €280,400 + condition -€1,250 + location +€22,318 = modelled fair value of €235,668 (€2,357/m²), a €83,332 (26.1%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Manuel Duarte, 12 | Subject | €319,000 | €3,190 | — | 70 | 76 |
| Vialonga · 261f55 | Active | €272,000 | €3,317 | 4.0% | — | 76 |
| rua Barbosa Du Bocage | Active | €259,500 | €3,414 | 7.0% | 80 | 74 |
| Póvoa de Santa Iria e Forte da Casa · 49b80c | Active | €270,000 | €3,214 | 0.8% | 70 | 75 |
| Póvoa de Santa Iria e Forte da Casa · 38993d | Active | €415,000 | €3,217 | 0.8% | 73 | 73 |
| Median comp | €271,000 | €3,267 | 2.4% | 73 | 75 |
Long-term rental Given the current listing price of €319,000 compared to the fair value of €235,668, the apartment is overpriced and does not justify the projected gross yield of 3.6%. The proximity to Lisbon presents attractive long-term rental potential, yet the current gap from fair value diminishes the investment's appeal. Family rental While the apartment's condition rating of 74/100 and neighborhood score of 76/100 suggest decent living standards for families, the property is overpriced at €319,000 compared to the fair value of €235,668. This misalignment with fair value limits the attractiveness for families seeking affordable long-term housing solutions. Buy-and-hold The Póvoa de Santa Iria e Forte da Casa apartment is priced at €319,000, significantly above its fair value estimate of €235,668, indicating it is overpriced in the buy-and-hold strategy. Although the area benefits from good public amenities and is near Lisbon, the current price does not provide a sound basis for a long-term investment commitment. Not ideal for student housing The apartment's high price point of €319,000 compared to the fair value of €235,668 renders it unsuitable for student housing, as it doesn’t align with the typical budgetary constraints of this demographic. Additionally, the overall yield of 3.6% does not offer an appealing return for such a market segment. Not ideal for short-term vacation rental Given its overpriced listing at €319,000 versus the fair value of €235,668, the property fails to represent a viable option for short-term vacation rental investments. The expected income potential does not outweigh the high acquisition cost, making it a less attractive choice for this strategy.
Potential economic downturn If the economic stability score of 75/100 declines, it could significantly affect tenant retention and income, leading to financial instability for the property.
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