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 120 m², built in 2005, energy rating A. Located on rua Projectada À Alves Redol, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. This property features a spacious terrace perfect for entertaining and enjoying the tranquil sounds of nature, despite its city-center location.
The valuation. The asking price of €398,700 is significantly above the fair value of €236,247, resulting in an excess of €162,453 (40.7%). This property is clearly overpriced in the current market.
Fair value modelled at €236,247 from the area baseline, adjusted for condition and location. Asking €398,700 sits €162,453 (40.7%) above — overpriced versus fair value.
Asking €398,700 versus the rua Projectada À Alves Redol area baseline of €330,720 (€2,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 78). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Projectada À Alves Redol
Area baseline €330,720 + condition -€3,375 + location +€1,902 = modelled fair value of €236,247 (€1,969/m²), a €162,453 (40.7%) gap versus the €398,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Projectada À Alves Redol | Subject | €398,700 | €3,323 | — | 70 | 52 |
| rua António Sérgio, 7 | Active | €445,000 | €3,112 | 6.3% | 85 | 45 |
| rua Bom Retiro, 1 | Active | €299,500 | €4,160 | 25.2% | 72 | 65 |
| Vila Franca de Xira · 38c115 | Active | €324,500 | €3,416 | 2.8% | 75 | 55 |
| Vila Franca de Xira · cfdeb4 | Active | €279,000 | €3,207 | 3.5% | 73 | 48 |
| Median comp | €312,000 | €3,312 | 0.3% | 74 | 52 |
Long-term rental The current listing price of €398,700 is significantly above the fair value of €236,247, indicating that the property is overpriced by 40.7%. With a gross yield of only 2.6%, this strategy is unlikely to provide attractive returns in a market driven by limited urban demand. Buy-and-hold Investing in this property for the long term is not advisable due to its overvaluation, with the current price being 40.7% higher than the fair value. The combination of a low yield of 2.6% and an average condition rating of 73/100 suggests that holding onto this asset could lead to stagnant growth. Value-add renovation The property is overpriced at €398,700, which limits the feasibility of a value-add renovation strategy that typically seeks to enhance property value through improvements. Given the neighbourhood's ratings of 52/100 and the economic context influenced by local agriculture, potential renovation returns may not justify the premium price. Not ideal for: Luxury market, Short-term rental, Student housing
Economic Vulnerability With an economic stability score of 45/100, there is a significant risk of low demand affecting rental income potential. Tenant Vulnerability A tenant stability score of 55/100 indicates potential turnover issues, which could impact cash flow and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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