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 106 m², built in 1991, energy rating C. Located Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment offers unobstructed views that enhance the feeling of spaciousness and excellent natural light, making it feel more inviting despite its moderate wear.
The valuation. The asking price of €285,000 is significantly above fair value at €198,274, representing an overpricing of €86,726, or 30.4%. The property is therefore not a viable investment option. Buy-to-flip angle. The buy-to-flip strategy would be challenging due to the high initial investment above fair value, making it difficult to secure a profitable resale in the current market. Buy-to-let angle. With an estimated gross yield of 3.8%, the rental strategy can deliver a steady income of approximately €902 per month, but the initial overvaluation may limit overall profitability in the long term.
Fair value modelled at €237,672 from 5 comparable sales in the area. Asking €285,000 sits €47,328 (19.9%) above — overpriced versus fair value.
Asking €285,000 versus the Vila Franca de Xira, Vila Franca de Xira, Lisbon area baseline of €246,985 (€2,330/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €246,985, adjusted for condition and micro-location, gives a modelled fair value of €237,672 (€2,242/m²), a €47,328 (19.9%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vila Franca de Xira · 23f4ee | Subject | €285,000 | €2,689 | — | 58 | 68 |
| Vila Franca de Xira · 96c478 | Active | €100,000 | €1,429 | 46.9% | — | 64 |
| rua Jose da Costa e Silva, 74 | Active | €287,000 | €2,242 | 16.6% | — | 46 |
| estrada de á-dos-Loucos | Active | €275,000 | €3,767 | 40.1% | 58 | — |
| Vila Franca de Xira · 0c058a | Active | €298,000 | €1,795 | 33.2% | 60 | 53 |
| Median comp | €281,000 | €2,019 | 24.9% | 59 | 53 |
Long-term rental The property, listed at €285,000, is overpriced by 30.4% compared to its fair value of €198,274, making it a less attractive option for long-term rental investments. With a gross yield of 3.8% and a condition score of 59/100, the potential return does not justify the current asking price. Family rental At €285,000, the property exceeds its fair value, indicating a significant risk for family rental investments given the current market conditions. The neighborhood rating of 68/100 may attract families, but it is insufficient to offset the property’s overpriced status. Buy-and-hold The buy-and-hold strategy appears challenged due to the property being overpriced by 30.4%, coupled with a gross yield of only 3.8%. While suburban proximity to Lisbon offers some potential for appreciation, the current listing price does not align with fair market value and limits investment upside.
Tenant turnover risk The combination of a 65/100 economic stability and 65/100 tenant stability score indicates a moderate risk of tenant turnover, which may lead to increased vacancy periods and loss of 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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