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, 1-bathroom apartment of 105 m², built in 1980, energy rating D. Located Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment includes a pleasant river view from the spacious living room balcony and a converted pantry that maximizes storage options for residents.
The valuation. The asking price of €305,000 is significantly above the fair value of €226,950, representing an overvaluation of €78,050 (25.6%). This indicates that the property is overpriced and may not attract prudent buyers looking for value.
Fair value modelled at €226,950 from the area baseline, adjusted for condition and location. Asking €305,000 sits €78,050 (25.6%) above — overpriced versus fair value.
Asking €305,000 versus the Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon area baseline of €309,225 (€2,945/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 60 · Materials 70 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon
Area baseline €309,225 + condition -€16,406 + location +€18,026 = modelled fair value of €226,950 (€2,161/m²), a €78,050 (25.6%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Póvoa de Santa Iria e Forte da Casa · 4d44f5 | Subject | €305,000 | €2,905 | — | 60 | 70 |
| Vialonga · 82c776 | Active | €215,000 | €3,028 | 4.2% | 55 | 71 |
| rua Alves Redol, 3 | Active | €249,000 | €3,411 | 17.4% | 68 | 71 |
| Póvoa de Santa Iria e Forte da Casa · 49b80c | Active | €270,000 | €3,214 | 10.7% | 70 | 75 |
| rua Eça de Queiroz, 13 | Active | €280,000 | €2,887 | 0.6% | 60 | 74 |
| Median comp | €259,500 | €3,121 | 7.4% | 64 | 73 |
Long-term rental This property, listed at €305,000, is overpriced by 25.6% compared to its fair value of €226,950, potentially limiting rental yield opportunities. While the gross yield stands at 4.9%, the high purchase price diminishes the attractiveness for long-term investment. Buy-and-hold Investing in this apartment poses challenges due to its overpriced status, with a significant gap from fair value, which is likely to affect long-term capital appreciation. Although the neighborhood offers decent tenant quality and accessibility, the current price may not justify a buy-and-hold strategy. Family rental With the property priced at €305,000, it is above the fair value, making it a less compelling option for family rental. Despite the reasonable condition and neighborhood score, the exceeded valuation suggests that potential profits may not meet expectations for family tenants.
Economic & Tenant Stability Risk: With both economic and tenant stability scores at 70/100, there is a potential risk of decreased tenant retention or lower rental income if local economic conditions shift negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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