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 105 m² on the 1st floor, built in 2007, energy rating C. Located Alverca do Ribatejo e Sobralinho parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment boasts a continuous balcony offering panoramic views, complemented by an integrated ambient sound system for enhanced leisure experiences.
The valuation. The asking price of €538,400 is significantly above the fair value of €399,710, making it overpriced by €138,690 (34.7%). This discrepancy suggests a lack of immediate investment appeal. Buy-to-flip angle. A flip strategy would require identifying potential renovations to enhance appeal, but at the current asking price, quick resale appears less viable given the high entry cost. Buy-to-let angle. The estimated rental income of €1,077/month offers a gross yield of only 2.4%, which is relatively low for a buy-to-let strategy, making long-term holding less attractive in this case.
Fair value modelled at €399,710 from 6 comparable sales in the area. Asking €538,400 sits €138,690 (34.7%) above — overpriced versus fair value.
Asking €538,400 versus the Alverca do Ribatejo e Sobralinho, Vila Franca de Xira, Lisbon area baseline of €324,136 (€3,087/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €324,136, adjusted for condition and micro-location, gives a modelled fair value of €399,710 (€3,807/m²), a €138,690 (34.7%) gap versus the €538,400 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alverca do Ribatejo e Sobralinho · 190787 | Subject | €538,400 | €5,128 | — | 75 | 64 |
| avenida da Mague, 12 | Active | €550,000 | €4,167 | 18.7% | 72 | 76 |
| rua Engenheiro Moniz da Maia | Active | €495,000 | €4,125 | 19.6% | — | 72 |
| rua Major Eduardo Rosário Gonçalves, 4 | Active | €490,000 | €3,952 | 22.9% | 70 | 71 |
| rua Aviação | Active | €398,000 | €3,618 | 29.4% | 72 | 71 |
| Median comp | €492,500 | €4,039 | 21.2% | 72 | 72 |
Long-term rental The property, priced at €538,400, significantly exceeds the fair value of €399,710, indicating it is overpriced by 34.7%. With a gross yield of only 2.4%, this investment may not generate favorable cash flows in the long run. Buy-and-hold Given the current listing price, this property appears overpriced compared to its fair value, making it a less appealing option for a buy-and-hold strategy. The condition rating of 78/100 and neighborhood score of 64/100 further suggest that significant future appreciation may be unlikely. Family rental The high asking price of €538,400 compared to the fair value implies that this property is overpriced, potentially limiting its attractiveness as a family rental. Families may prefer more reasonably priced options that can offer better value for their rental budget.
Potential Rental Income Instability The property may face challenges in maintaining consistent rental income due to a moderate economic stability score of 65 and a lower tenant stability score of 60, indicating potential fluctuations in tenant retention or demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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