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.
1-bedroom, 1-bathroom apartment of 60 m² on the 2nd floor, built in 1988, energy rating B. Located on rua 1º de Dezembro, 11, Alhandra, São João dos Montes e Calhandriz parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment boasts oscillating PVC doors and windows for enhanced security and thermal insulation, and includes a balcony with excellent sun exposure ideal for outdoor relaxation.
The valuation. The asking price of €259,990 is significantly above fair value, which is estimated at €200,163, resulting in an overprice of €59,827 (29.9%). This indicates that the property is not a financially sound investment based on its current listing.
Fair value modelled at €200,163 from 6 comparable sales in the area. Asking €259,990 sits €59,827 (29.9%) above — overpriced versus fair value.
Asking €259,990 versus the rua 1º de Dezembro, 11 area baseline of €172,574 (€2,876/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €172,574, adjusted for condition and micro-location, gives a modelled fair value of €200,163 (€3,336/m²), a €59,827 (29.9%) gap versus the €259,990 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 1º de Dezembro, 11 | Subject | €259,990 | €4,333 | — | 80 | 76 |
| Alhandra, São João dos Montes e Calhandriz · b327e8 | Active | €270,000 | €4,154 | 4.1% | 80 | 72 |
| Alverca do Ribatejo e Sobralinho · 14412d | Active | €255,000 | €3,355 | 22.6% | 72 | 67 |
| Alverca do Ribatejo e Sobralinho · ba3d64 | Active | €279,500 | €3,106 | 28.3% | 73 | 68 |
| Vila Franca de Xira · 91150c | Active | €335,000 | €3,317 | 23.5% | 75 | 53 |
| Median comp | €274,750 | €3,336 | 23.0% | 74 | 68 |
Long-term rental The property's asking price of €259,990 represents a significant 29.9% gap above its fair value of €200,163, suggesting it is overpriced for long-term rental purposes. With a gross yield of only 3%, this investment does not offer attractive returns relative to its cost. Family rental With a fair value considerably lower than the listing price, currently at €259,990, the apartment is clearly overpriced and may not attract families seeking affordable housing options. Although the neighborhood safety rating is decent at 76/100, the financial metrics do not support a viable family rental investment. Buy-and-hold Given the significant gap of 29.9% from fair value, the buy-and-hold strategy appears less favorable, as the property priced at €259,990 is overpriced for long-term appreciation. The strong conditions in the area cannot compensate for the lack of financial viability indicated by a low gross yield of 3%.
Economic downturn risk A sudden economic downturn could affect both the economic stability score of 80/100 and lead to potential tenant instability despite the current tenant stability score of 80/100.
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