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 71 m² on the 3rd floor, built in 1980, energy rating E. Located on rua Padre Américo, 27, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment boasts two enclosed balconies that provide enhanced luminosity and panoramic river views, optimizing the living space's natural light. Condition Notes: Fairly maintained with modernized kitchen and bathroom areas, while displaying slight wear in some areas.
The valuation. The asking price of €280,000 sits slightly below the fair value of €286,565 by €6,565 (2.3%), indicating this property is fairly priced in the current market. Buy-to-flip angle. A potential resale strategy could target buyers drawn to the urban proximity of the Lisbon Metropolitan Area, leveraging the modern finishes for a quick turnaround. Buy-to-let angle. With an estimated rental income of €887 per month, this property offers a gross yield of 3.8%, making it an appealing option for long-term and family rentals.
Fair value modelled at €286,565 from 6 comparable sales in the area. Asking €280,000 sits €6,565 (2.3%) below — the upside to fair value.
Asking €280,000 versus the rua Padre Américo, 27 area baseline of €246,323 (€3,469/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €246,323, adjusted for condition and micro-location, gives a modelled fair value of €286,565 (€4,036/m²), a €6,565 (2.3%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Américo, 27 | Subject | €280,000 | €3,944 | — | 70 | 75 |
| rua Batista Pereira | Active | €290,000 | €4,143 | 5.1% | 78 | 71 |
| Póvoa de Santa Iria e Forte da Casa · 4bb29d | Active | €269,700 | €4,025 | 2.1% | 75 | 68 |
| rua 25 de Abril | Active | €312,000 | €4,274 | 8.4% | 68 | 74 |
| largo Luís de Camões | Active | €290,000 | €3,580 | 9.2% | 72 | 73 |
| Median comp | €290,000 | €4,084 | 3.6% | 74 | 72 |
Long-term rental This property, with a 3.8% gross yield, shows potential for steady income given its fair value alignment. The apartment’s proximity to the Lisbon Metropolitan Area enhances its attractiveness to long-term renters. Family rental With a fair value assessment, this apartment is positioned well for family rentals in a neighborhood rated 75/100, which indicates a favorable living environment. The property’s size and amenities cater to the needs of families looking for comfortable housing options. Buy-and-hold Although the apartment is fairly priced at €280,000, it offers the stability of being in a prime location within Vila Franca de Xira. The fair market conditions in the area suggest that holding this investment could yield consistent returns over time.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 75/100, indicating potential challenges in retaining long-term tenants and affecting 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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