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 118 m² on the 2nd floor, built in 2022, energy rating A. Located Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Technological advantages: This apartment features a Mitsubishi Electric air conditioning system with Wi-Fi connectivity and a Wallbox Tesla charger for electric vehicles in the garage.
The valuation. The asking price of €450,000 is significantly above the fair value of €352,407, exceeding it by €97,593 (27.7%). This property is clearly overpriced, which raises concerns for potential buyers.
Fair value modelled at €352,407 from 6 comparable sales in the area. Asking €450,000 sits €97,593 (27.7%) above — overpriced versus fair value.
Asking €450,000 versus the Vila Franca de Xira, Vila Franca de Xira, Lisbon area baseline of €289,987 (€2,458/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €289,987, adjusted for condition and micro-location, gives a modelled fair value of €352,407 (€2,986/m²), a €97,593 (27.7%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vila Franca de Xira · f46c9d | Subject | €450,000 | €3,814 | — | 82 | 56 |
| rua Projectada À Alves Redol | Active | €398,700 | €3,323 | 12.9% | 70 | 52 |
| Vila Franca de Xira · 8ee81f | Active | €439,900 | €2,603 | 31.7% | 75 | 67 |
| rua Doutor Vasco Moniz | Active | €515,000 | €2,861 | 25.0% | 72 | 57 |
| rua António Sérgio, 7 | Active | €445,000 | €3,112 | 18.4% | 85 | 45 |
| Median comp | €442,450 | €2,987 | 21.7% | 74 | 55 |
Long-term rental Despite its location in a suburban area near Lisbon, the property is overpriced with a fair value gap of 27.7%, suggesting that potential landlords may face challenges in achieving strong rental returns. The current gross yield of 2.8% does not reflect an attractive investment opportunity in this market. Buy-and-hold Investors should be cautious about this property as it is overpriced at €450,000 while the fair value stands at €352,407. The expected appreciation potential is diminished by the significant gap from fair value, threatening long-term investment profitability. Family rental While the property is situated in a suburban area with good amenities and educational options, its current price presents a barrier to entry for families seeking rental properties, making it overpriced. The 27.7% gap from fair value indicates limited rental yield potential in a market that may not support such a high purchase price.
Tenant turnover risk High tenant turnover is likely due to a tenant stability score of 60/100, potentially leading to increased vacancy rates and inconsistent 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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