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 74 m² on the 1st floor, built in 1984, energy rating C. Located on rua Visconde de Asseca, 15, Aveiras de Baixo parish, Azambuja municipality, Lisbon district. Noteworthy Features: The apartment includes a functional kitchen that can accommodate a dining area and offers potential for modernization, along with easy access to public transport and local services.
The valuation. The asking price of €215,000 is significantly above the fair value of €177,906, making the property overpriced by €37,094 (20.9%). This discrepancy indicates a lack of inherent value in the current pricing.
Fair value modelled at €177,906 from 6 comparable sales in the area. Asking €215,000 sits €37,094 (20.9%) above — overpriced versus fair value.
Asking €215,000 versus the rua Visconde de Asseca, 15 area baseline of €160,031 (€2,163/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing 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 €160,031, adjusted for condition and micro-location, gives a modelled fair value of €177,906 (€2,404/m²), a €37,094 (20.9%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Visconde de Asseca, 15 | Subject | €215,000 | €2,905 | — | 60 | 52 |
| avenida dos Condes de Azambuja | Active | €289,000 | €2,350 | 19.1% | 60 | 48 |
| Azambuja · ade65f | Active | €216,000 | €3,000 | 3.3% | 72 | 49 |
| Aveiras de Baixo · 6c788f | Active | €290,000 | €2,479 | 14.7% | 60 | 53 |
| rua Primeiro de Maio, 3 | Active | €220,000 | €2,316 | 20.3% | 40 | 52 |
| Median comp | €254,500 | €2,415 | 16.9% | 60 | 51 |
Long-term rental The property's current asking price of €215,000 is significantly above its fair value of €177,906, making it an unappealing candidate for long-term rental investments. Additionally, with a yield of 0% gross and a neighborhood rating of 52/100, potential tenants may find limited attraction in the area. Value-add renovation Investing in a value-add renovation strategy for this property is less appealing given its overpriced status, with a 20.9% gap versus fair value. The current condition rating of 55/100 presents renovation challenges that may not justify the high initial purchase price. Buy-and-hold The buy-and-hold strategy for this apartment is compromised by its pricing at €215,000, which overshoots the fair market value and could lead to stagnant returns. Furthermore, the agricultural-driven local economy and a neighborhood score of 52/100 suggest limited long-term growth potential for property appreciation.
Economic Instability Risk The economic stability score of 45/100 suggests a higher risk of fluctuations in the local economy which could impact property value.
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