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 80 m² on the 2nd floor, energy rating D. Located Santa Iria de Azóia, São João da Talha e Bobadela parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment includes a closed balcony off one bedroom, offering a flexible space that can be used for various purposes, complemented by a living room with a cozy fireplace.
The valuation. The asking price of €286,500 is €27,239 (10.5%) above the fair value of €259,261. This valuation suggests that the property is fairly priced within the current market context.
Fair value modelled at €259,261 from 6 comparable sales in the area. Asking €286,500 sits €27,239 (10.5%) above — overpriced versus fair value.
Asking €286,500 versus the Santa Iria de Azóia, São João da Talha e Bobadela, Loures, Lisbon area baseline of €260,004 (€3,250/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €260,004, adjusted for condition and micro-location, gives a modelled fair value of €259,261 (€3,241/m²), a €27,239 (10.5%) gap versus the €286,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Iria de Azóia, São João da Talha e Bobadela · 38b685 | Subject | €286,500 | €3,581 | — | 70 | 72 |
| Santa Iria de Azóia, São João da Talha e Bobadela · 65307b | Active | €310,000 | €3,875 | 8.2% | 68 | 70 |
| Póvoa de Santa Iria e Forte da Casa · 49b80c | Active | €270,000 | €3,214 | 10.2% | 70 | 75 |
| rua Eça de Queiroz, 13 | Active | €280,000 | €2,887 | 19.4% | 60 | 74 |
| praceta Doutor Sousa Martins, 2 | Active | €298,000 | €3,311 | 7.5% | 70 | 72 |
| Median comp | €289,000 | €3,263 | 8.9% | 69 | 73 |
Long-term rental The property offers a gross yield of 3.6%, which aligns with the demand in Greater Lisbon's suburban market, though slightly below the fair value estimate. The fair value of €259,261 indicates that this investment is reasonably priced at €286,500, suggesting a balance between potential returns and the current market conditions. Buy-and-hold As a buy-and-hold investment, the apartment showcases a fair valuation at €286,500 given the estimated fair value of €259,261, indicating no immediate strong appreciation potential. The relatively low yield of 3.6% might be acceptable for long-term stability but suggests that substantial capital growth may still be pending in this suburban area. Family rental Targeted as a family rental, the property stands in a safe suburban neighborhood rated at 72/100, appealing to quality tenants. However, with its fair valuation of €259,261 against the listing price of €286,500, the investment maintains a moderate appeal in the current rental market without any significant advantages. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Economic and Tenant Stability Decline There is a risk that a decline in either economic stability (currently 75/100) or tenant stability (currently 75/100) could lead to decreased rental income and higher vacancy rates, negatively impacting overall property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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