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 116 m², built in 1985, energy rating C. Located on rua Calouste Gulbenkian, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features This apartment includes a bright entrance hall that enhances the spacious feel while connecting all living areas, promoting family interaction and convenience.
The valuation. The asking price of €256,000 is €38,529 (15.1%) above the fair value of €217,471, indicating that the property is overpriced. Investors should exercise caution before proceeding with this listing.
Fair value modelled at €217,471 from the area baseline, adjusted for condition and location. Asking €256,000 sits €38,529 (15.1%) above — overpriced versus fair value.
Asking €256,000 versus the rua Calouste Gulbenkian area baseline of €319,696 (€2,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 72 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 50/100 (Housing Market 50 · Amenities 40 · Economic 50 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
rua Calouste Gulbenkian
Area baseline €319,696 + condition -€12,325 + location +€0 = modelled fair value of €217,471 (€1,875/m²), a €38,529 (15.1%) gap versus the €256,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Calouste Gulbenkian | Subject | €256,000 | €2,207 | — | 72 | 50 |
| Vila Franca de Xira · 38c115 | Active | €324,500 | €3,416 | 54.8% | 75 | 55 |
| Castanheira do Ribatejo e Cachoeiras · 261e40 | Active | €275,000 | €2,723 | 23.4% | 75 | 47 |
| rua São José do Marco | Active | €330,000 | €3,113 | 41.1% | 75 | 42 |
| Castanheira do Ribatejo e Cachoeiras · 02395f | Active | €277,500 | €2,569 | 16.4% | 70 | 60 |
| Median comp | €301,000 | €2,918 | 32.2% | 75 | 51 |
Long-term rental The property is priced at €256,000, which exceeds its fair value of €217,471 by 15.1%, indicating it is overpriced. With a gross yield of 4% and a neighborhood score of only 50/100, the potential for sustainable rental income is limited in this semi-rural area. Family rental Priced at €256,000, the property demonstrates a significant gap from fair value, suggesting it is not an attractive option for family rentals. Given the moderate condition rating of 68/100 and a neighborhood score of 50/100, families may seek better value elsewhere. Buy-and-hold The investment's listing price of €256,000 is above the estimated fair value by 15.1%, reflecting a potential long-term risk given its overpriced status. This strategy may limit future appreciation due to the property’s moderate condition and less desirable neighborhood attributes. Not ideal for short-term rental The current valuation of €256,000, which is significantly above its fair value, makes it an unfavorable option for short-term rentals. Its 4% gross yield indicates insufficient return potential for this strategy in a semi-rural context. Not ideal for luxury market With a fair value significantly lower than the listing price of €256,000, this property is not positioned competitively within the luxury market. The combination of moderate neighborhood conditions and an overpriced status further disqualifies it from this strategy. Not ideal for student housing The property’s listing price of €256,000 surpasses its fair value, producing a less than favorable scenario for student housing. Additionally, the neighborhood’s low amenities and tenant quality ratings undermine its attractiveness for this demographic.
Economic and Tenant Instability Risk With both economic stability and tenant stability scores at 50/100, there is a significant risk of fluctuations in rental income and vacancy rates, impacting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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