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 122 m², built in 2005, energy rating D. Located on rua Valério Nogueira, 9, Vialonga parish, Vila Franca de Xira municipality, Lisbon district. This apartment features balconies in every bedroom, enhancing natural light and outdoor connectivity, along with remodeled kitchen finishes that elevate overall functionality and aesthetics.
The valuation. The asking price of €435,000 is significantly above the fair value of €278,322, resulting in an overpriced assessment of €156,678 (36.0%). This discrepancy indicates a lack of alignment with market fundamentals. Buy-to-flip angle. A buy-to-flip strategy could capitalize on minor renovations, leveraging the property's modern amenities to potentially increase resale value in a strong market. Quick cosmetic upgrades can attract buyers willing to pay a premium for this upscale apartment. Buy-to-let angle. The estimated gross yield of 3.6% with a monthly rental income of approximately €1,305 positions this property as a viable long-term investment. The strategic location near Lisbon further enhances its appeal to families seeking stable rental options in a suburban environment.
Fair value modelled at €278,322 from the area baseline, adjusted for condition and location. Asking €435,000 sits €156,678 (36.0%) above — overpriced versus fair value.
Asking €435,000 versus the rua Valério Nogueira, 9 area baseline of €358,192 (€2,936/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Valério Nogueira, 9
Area baseline €358,192 + condition +€6,672 + location +€29,969 = modelled fair value of €278,322 (€2,281/m²), a €156,678 (36.0%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Valério Nogueira, 9 | Subject | €435,000 | €3,566 | — | 75 | 81 |
| rua 28 de Setembro | Active | €360,000 | €3,462 | 2.9% | 72 | 68 |
| Póvoa de Santa Iria e Forte da Casa · 99f3b1 | Active | €419,800 | €4,240 | 18.9% | 76 | 74 |
| Póvoa de Santa Iria e Forte da Casa · 49b805 | Active | €425,000 | €4,048 | 13.5% | 75 | 69 |
| rua António Gonçalves Correia, 2 | Active | €590,000 | €4,275 | 19.9% | 78 | 71 |
| Median comp | €422,400 | €4,144 | 16.2% | 76 | 70 |
Long-term rental The property's current listing price of €435,000 significantly exceeds its fair value of €278,322, creating a 36% gap. With a gross yield of only 3.6%, it may struggle to attract tenants in a competitive rental market due to pricing concerns. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky given its overpriced nature, which limits potential appreciation. The close proximity to Lisbon offers some economic advantages, but the high initial cost undermines long-term gain prospects. Family rental While this 3-bed apartment is located in a safe suburban area with quality schools, its valuation at €435,000 may deter families looking for value. The combination of high purchase price and a yield of 3.6% raises concerns about affordability for family renters. Not ideal for: The luxury market and short-term vacation rental segments are unlikely to yield favorable returns given the property’s pricing and rental yield metrics. The current price point diminishes the appeal for high-end clients or tourists seeking budget-friendly options.
Tenant turnover risk The tenant stability score of 80/100 indicates a potential risk of turnover, which could impact rental income if tenants frequently change.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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