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 85 m². Located on rua Estado da Índia, 45, Sacavém e Prior Velho parish, Loures municipality, Lisbon district. Noteworthy Features: The apartment's layout allows for flexible living space, enhanced by dual balconies that offer unobstructed river views, maximizing both light and leisure opportunities.
The valuation. The asking price of €330,000 is significantly above the fair value of €191,284, resulting in an overpriced assessment of €138,716, or 42.0%. This substantial discrepancy suggests a lack of value relative to the market expectations.
Fair value modelled at €191,284 from the area baseline, adjusted for condition and location. Asking €330,000 sits €138,716 (42.0%) above — overpriced versus fair value.
Asking €330,000 versus the rua Estado da Índia, 45 area baseline of €286,790 (€3,374/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 70 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 75 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Estado da Índia, 45
Area baseline €286,790 + condition -€13,016 + location +€21,889 = modelled fair value of €191,284 (€2,250/m²), a €138,716 (42.0%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Estado da Índia, 45 | Subject | €330,000 | €3,882 | — | 70 | 80 |
| rua São Francisco Xavier | Active | €295,000 | €4,538 | 16.9% | 73 | 74 |
| rua Cidade de Nova Lisboa, 219 | Active | €450,000 | €4,891 | 26.0% | 70 | 69 |
| Parque das Nações · 4a7edc | Active | €465,000 | €5,813 | 49.7% | 68 | 77 |
| rua Heróis do Ultramar, 12 | Active | €330,000 | €5,789 | 49.1% | — | 73 |
| Median comp | €390,000 | €5,340 | 37.5% | 70 | 74 |
Long-term rental The 2-bed apartment in Sacavém e Prior Velho is overpriced at €330,000 compared to its fair value of €191,284, presenting a daunting 42.0% gap. With a gross yield of only 3.5%, the investment does not provide sufficient return for long-term rental aspirations. Family rental At a price of €330,000, this property does not align with the fair market value of €191,284, indicating that it is overpriced by 42.0%. While residing in a neighbourhood rated 80/100, the yield of 3.5% is unlikely to attract families seeking affordable housing options. Buy-and-hold Given the substantial gap of 42.0% between the asking price of €330,000 and its fair value of €191,284, this apartment is labeled as overpriced. The lukewarm gross yield of 3.5% further diminishes its potential as a buy-and-hold investment in the current market conditions.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of tenant turnover that could lead to increased vacancy rates and potential rental income loss.
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