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 110 m² on the 10th floor, built in 1991, energy rating C. Located Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This renovated apartment boasts an unobstructed 10th-floor view of the Tagus River and excellent natural light exposure throughout the day.
The valuation. The asking price of €445,000 is significantly above the fair value of €395,258, making the property overpriced by €49,742 (12.6%). This suggests potential investors should reconsider before proceeding.
Fair value modelled at €395,258 from 6 comparable sales in the area. Asking €445,000 sits €49,742 (12.6%) above — overpriced versus fair value.
Asking €445,000 versus the Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon area baseline of €322,526 (€2,932/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 €322,526, adjusted for condition and micro-location, gives a modelled fair value of €395,258 (€3,593/m²), a €49,742 (12.6%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Póvoa de Santa Iria e Forte da Casa · 62735c | Subject | €445,000 | €4,045 | — | 77 | 79 |
| Santa Iria de Azóia, São João da Talha e Bobadela · 4d41b8 | Active | €420,000 | €3,652 | 9.7% | 76 | 75 |
| Vialonga · 86cd53 | Active | €365,000 | €3,380 | 16.5% | 76 | 71 |
| Póvoa de Santa Iria e Forte da Casa · ba3f20 | Active | €349,900 | €3,534 | 12.6% | 80 | 75 |
| Vialonga · f5ebda | Active | €280,000 | €3,889 | 3.9% | 75 | 72 |
| Median comp | €357,450 | €3,593 | 11.2% | 76 | 74 |
Long-term rental The property is currently overpriced at €445,000, which exceeds the fair value by 12.6%, indicating potential challenges in achieving satisfactory returns. With a gross yield of 3.2%, investors should be cautious as the rental income may not justify the high purchase price given the property’s condition score of 77/100 and neighborhood rating of 79/100. Family rental This apartment, priced at €445,000, is not aligned with its market fair value of €395,258, making it a less attractive option for families seeking rental accommodation. The 3.2% yield is insufficient to cover the cost, especially considering the suburban environment and average local amenities. Buy-and-hold While seeking long-term appreciation in property investments, this apartment's listing price of €445,000 marks it as overpriced against a fair value of €395,258. Potential buyers may find that the expected returns on such a buy-and-hold strategy will fall short due to its high valuation and limited yield of 3.2%.
Economic Dependency: With both economic stability and tenant stability scores at 80, there is a moderate risk that economic downturns could disproportionately impact tenant retention and rental income, potentially threatening cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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