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 70 m², built in 1984, energy rating E. Located on rua Batista Pereira, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment's common balcony provides a serene outdoor space with direct Tagus River views, enhancing the living experience in this vibrant residential area.
The valuation. The asking price of €290,000 is significantly above the fair value of €168,307, exceeding it by €121,693 (42.0%). This property is overpriced in today's market, making it a cautious investment choice.
Fair value modelled at €168,307 from the area baseline, adjusted for condition and location. Asking €290,000 sits €121,693 (42.0%) above — overpriced versus fair value.
Asking €290,000 versus the rua Batista Pereira area baseline of €206,150 (€2,945/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 75 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Batista Pereira
Area baseline €206,150 + condition +€5,469 + location +€12,618 = modelled fair value of €168,307 (€2,404/m²), a €121,693 (42.0%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Batista Pereira | Subject | €290,000 | €4,143 | — | 78 | 71 |
| rua Joaquim Correia Bessa | Active | €295,000 | €3,471 | 16.2% | 75 | 73 |
| Vialonga · f36673 | Active | €290,000 | €3,867 | 6.7% | 86 | 74 |
| rua Pedro Álvares Cabral, 10 | Active | €255,000 | €4,554 | 9.9% | 72 | 75 |
| Póvoa de Santa Iria e Forte da Casa · 4bb29d | Active | €269,700 | €4,025 | 2.8% | 75 | 68 |
| Median comp | €279,850 | €3,946 | 4.8% | 75 | 74 |
Long-term rental Given the fair value of €168,307, the listing price of €290,000 suggests that the property is overpriced by 42.0%, which limits the potential return for long-term rental investments. The gross yield of 3.7% does not compensate for the elevated purchase price, making this strategy less attractive in the current market conditions. Family rental While the neighborhood offers decent safety and school quality, the significant gap between the listing price and fair value indicates that this property is overpriced at €290,000. Families might find alternatives that provide better value and yield potential, thus making this option less viable. Buy-and-hold The current valuation of €290,000, exceeding the fair value by 42.0%, suggests this property is overpriced, impacting long-term appreciation potential. Investors following a buy-and-hold strategy may face obstacles due to the diminished yield of 3.7% in relation to the high acquisition cost. Not ideal for short-term rental The area's suburban nature does not align well with short-term rental demands, particularly given the overpriced nature of this property. Host demand typically favors lower-priced units that offer higher yield potentials in urban centers rather than higher-priced suburban listings. Not ideal for luxury market With a property price well above fair value, this listing is not positioned competitively within the luxury market. Luxury buyers often seek exclusive features and properties at fair prices, which this overpriced apartment does not offer. Not ideal for student housing Given that the apartment is overpriced at €290,000, it does not attract the student housing demographic, which typically looks for affordable living options closer to universities. In addition, the yield of 3.7% does not meet the financial criteria that many investors desire in this segment.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which could lead to increased vacancy costs and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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