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 on the 1st floor, energy rating C. Located on rua do Valador, Alverca do Ribatejo e Sobralinho parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment boasts a strategically situated first-floor location that enhances accessibility while providing ample natural light throughout its efficiently designed living spaces.
The valuation. The asking price of €400,000 significantly exceeds the fair value of €341,485, marking an overvaluation of €58,515 (17.1%). This indicates the property is overpriced, making it a less attractive investment. Buy-to-flip angle. The resale strategy focuses on improving this 2-bed apartment’s appeal through targeted renovations to justify a higher resale price, although current overvaluation raises concerns about potential profit margins. Buy-to-let angle. With an estimated rental income of €867 per month, the gross yield stands at 2.6%, representing a modest return on investment in this suburban location, which may attract long-term tenants.
Fair value modelled at €341,485 from 6 comparable sales in the area. Asking €400,000 sits €58,515 (17.1%) above — overpriced versus fair value.
Asking €400,000 versus the rua do Valador area baseline of €278,271 (€3,274/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting 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 €278,271, adjusted for condition and micro-location, gives a modelled fair value of €341,485 (€4,017/m²), a €58,515 (17.1%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Valador | Subject | €400,000 | €4,706 | — | 75 | 60 |
| Alverca do Ribatejo e Sobralinho · 4ba0f4 | Active | €298,000 | €3,590 | 23.7% | 75 | 74 |
| rua Major Eduardo Rosário Gonçalves, 4 | Active | €490,000 | €3,952 | 16.0% | 70 | 71 |
| rua Maria Lamas, 6 | Active | €249,700 | €5,313 | 12.9% | 72 | 76 |
| Alverca do Ribatejo e Sobralinho · fb28fe | Active | €269,500 | €4,083 | 13.2% | 78 | 72 |
| Median comp | €283,750 | €4,018 | 14.6% | 74 | 73 |
Long-term rental The property, priced at €400,000, is significantly above the fair value of €341,485, indicating it is overpriced at a gap of 17.1%. With a modest gross yield of 2.6%, this investment strategy may not be suitable given the financial implications of purchasing at a premium. Family rental Given the neighborhood's quality rating of 60/100 and the property's overpriced status, it is likely that attracting long-term family tenants may prove challenging. Families often seek reasonable rental prices, and with a gross yield of only 2.6%, affordability may be a concern in this suburban area. Buy-and-hold Investing in this 2-bed apartment with the current listing price suggests holding onto a property that is priced 17.1% above fair value, making it less appealing as a long-term buy-and-hold strategy. The low yield of 2.6% further diminishes the attractiveness of this investment for future price appreciation.
Tenant turnover risk High tenant turnover is a concern due to both the economic stability and tenant stability scores being at 60/100, indicating potential challenges in maintaining long-term occupancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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