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 61 m², built in 1980, energy rating D. Located Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Location: The property offers a unique blend of modern amenities and original features, appealing for personal customization while benefiting from excellent investment potential in an ARU zone. Access: Just 20 minutes to Lisbon, it provides superb connectivity and walkability amenities.
The valuation. The asking price of €265,000 is significantly above the fair value of €111,507, representing a premium of €153,493 (57.9%). This property is clearly overpriced. Buy-to-flip angle. The strategy for resale involves cosmetic improvements to capitalize on the higher-end finishes, potentially increasing its market appeal. Quick renovations could allow for a lucrative sale above current listings. Buy-to-let angle. With an estimated rental income of €685/month, the gross yield stands at 3.1%, making it suitable for long-term rentals. However, the low fair value limits return potential in this rural location.
Fair value modelled at €111,507 from the area baseline, adjusted for condition and location. Asking €265,000 sits €153,493 (57.9%) above — overpriced versus fair value.
Asking €265,000 versus the Vila Franca de Xira, Vila Franca de Xira, Lisbon area baseline of €168,116 (€2,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 51/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Vila Franca de Xira, Vila Franca de Xira, Lisbon
Area baseline €168,116 + condition -€9,817 + location +€483 = modelled fair value of €111,507 (€1,828/m²), a €153,493 (57.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vila Franca de Xira · b7c386 | Subject | €265,000 | €4,344 | — | 68 | 51 |
| Vila Franca de Xira · 001bb8 | Active | €215,000 | €3,707 | 14.7% | 65 | 63 |
| Vila Franca de Xira · 28b7ad | Active | €335,000 | €3,317 | 23.7% | 70 | 57 |
| rua João José do Nascimento Costa, 9A | Active | €349,000 | €3,422 | 21.2% | — | 59 |
| rua Bom Retiro, 1 | Active | €299,500 | €4,160 | 4.2% | 72 | 65 |
| Median comp | €317,250 | €3,565 | 17.9% | 70 | 61 |
Buy-and-hold The property is overpriced at €265,000, with a significant gap of 57.9% compared to the fair value of €111,507. The low gross yield of 3.1% combined with the rural location suggests limited potential for long-term appreciation. Value-add renovation Investing in this apartment for a value-add renovation is not advisable, given its current price reflects a 57.9% premium over fair value. The property’s condition rating of 65/100 indicates only modest improvement potential for returns. Long-term rental This property is not suitable for long-term rental investment, as it is overpriced compared to its fair market value. The yield of 3.1% is underwhelming, and the neighbourhood score of 51/100 reflects a lack of tenant appeal and amenities. Not ideal for: Short-term vacation rental, Luxury market, Student housing The property does not align with short-term rental strategies due to its overpriced status and limited demand in the rural area. Furthermore, its features do not support high-end luxury interests or cater to student housing needs.
Economic vulnerability With an Economic stability score of 45/100, the property may face significant challenges due to prevailing economic instability, increasing the risk of potential rent defaults or vacancies.
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