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.
3-bedroom, 2-bathroom apartment of 101 m² on the 6th floor, built in 1998. Located on rua José Nogueira Vaz, 12, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Unobstructed panoramic views provide breathtaking sunsets and a serene environment, enhancing the living experience in this well-located apartment in Póvoa de Santa Iria e Forte da Casa.
The valuation. The asking price of €440,000 is significantly above the fair value of €351,954, reflecting an excess of €88,046 (25%). This valuation confirms the property is overpriced.
Fair value modelled at €351,954 from 6 comparable sales in the area. Asking €440,000 sits €88,046 (25.0%) above — overpriced versus fair value.
Asking €440,000 versus the rua José Nogueira Vaz, 12 area baseline of €285,239 (€2,824/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €285,239, adjusted for condition and micro-location, gives a modelled fair value of €351,954 (€3,485/m²), a €88,046 (25.0%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Nogueira Vaz, 12 | Subject | €440,000 | €4,356 | — | 74 | 74 |
| rua 28 de Setembro | Active | €360,000 | €3,462 | 20.5% | 72 | 68 |
| rua Valério Nogueira, 9 | Active | €435,000 | €3,566 | 18.2% | 75 | 81 |
| Póvoa de Santa Iria e Forte da Casa · 99f3b1 | Active | €419,800 | €4,240 | 2.7% | 76 | 74 |
| praceta dos Caniços, 8 | Active | €350,000 | €3,500 | 19.7% | 80 | 71 |
| Median comp | €389,900 | €3,533 | 18.9% | 76 | 73 |
Long-term rental The property in Póvoa de Santa Iria e Forte da Casa is overpriced with a listing price of €440,000 compared to its fair value of €351,954, representing a 25% gap. While the location offers good transit access and benefits from Lisbon’s economic activity, the gross yield of 3% may not justify the high entry cost. Family rental This 3-bed apartment is not an attractive option for family rentals given its asking price of €440,000, which exceeds the fair valuation of €351,954 by 25%. Despite the decent condition score of 77/100, the rental yield of 3% indicates that it may not be a financially sound investment for families seeking value. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears unwise, as the property is overpriced at €440,000 against a fair value of €351,954, reflecting a 25% disparity. Although the neighbourhood has a respectable rating, the returns from holding this asset may not meet investor expectations due to the low yield of 3%.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential risk of higher tenant turnover, which can impact the property's cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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