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, energy rating D. Located on rua Calouste Gulbenkian, 5, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment includes a charming service area with a glazed balcony that connects to a private outdoor patio, enhancing natural light and outdoor access.
The valuation. The asking price of €220,000 sits significantly above the fair value of €128,842, representing an overvaluation of €91,158 (41.4%). This indicates that the property is overpriced relative to its market worth.
Fair value modelled at €128,842 from the area baseline, adjusted for condition and location. Asking €220,000 sits €91,158 (41.4%) above — overpriced versus fair value.
Asking €220,000 versus the rua Calouste Gulbenkian, 5 area baseline of €192,920 (€2,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 67 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 50 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Calouste Gulbenkian, 5
Area baseline €192,920 + condition -€10,938 + location +€1,109 = modelled fair value of €128,842 (€1,841/m²), a €91,158 (41.4%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Calouste Gulbenkian, 5 | Subject | €220,000 | €3,143 | — | 67 | 52 |
| Castanheira do Ribatejo e Cachoeiras · 42004a | Active | €230,000 | €3,286 | 4.5% | 58 | 56 |
| rua José António Veríssimo da Silva | Active | €219,900 | €2,618 | 16.7% | 70 | 45 |
| rua de São João | Active | €185,000 | €3,083 | 1.9% | 68 | 47 |
| praceta da Cevadeira | Active | €230,000 | €3,382 | 7.6% | 75 | 57 |
| Median comp | €224,950 | €3,185 | 1.3% | 69 | 52 |
Long-term rental The 2-bed apartment in Vila Franca de Xira presents an overstated listing price at €220,000, compared to a fair value of €128,842, indicating it is overpriced by 41.4%. With a gross yield of 4.4% and moderate condition ratings, securing long-term tenants may prove challenging due to the mixed demand in this less populated area. Family rental While the apartment offers the necessary space for a family, the significant gap in pricing compared to its fair value suggests that this property is overpriced at €220,000. Additionally, given the neighbourhood's moderate amenities and lower tenant quality ratings, attracting families may be difficult under these circumstances. Buy-and-hold Investing in this property as a buy-and-hold strategy would be ill-advised, as its valuation substantially exceeds the fair market price of €128,842, making it overpriced. Furthermore, the moderate yield and average neighbourhood rating imply limited appreciation potential over the long term, which diminishes the attractiveness of this strategy.
Economic Volatility Risk With an economic stability score of 50/100, there is a significant risk that fluctuations in the local economy could adversely impact rental income and property value. Tenant Turnover Risk A tenant stability score of 55/100 suggests potential challenges in retaining tenants, which may lead to increased vacancy rates and associated costs.
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