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, 2-bathroom apartment of 98 m², built in 1987, energy rating C. Located on rua Fernão Lopes, 16, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The apartment boasts a closed balcony of approximately 12 m², enhancing the living space and providing a tranquil area for relaxation. Additional Features: Air conditioning ensures year-round comfort.
The valuation. The asking price of €275,000 sits €9,961 (3.5%) below the fair value of €284,961, indicating that the property is fairly priced within the current market. This valuation reflects a reasonable investment potential given the local dynamics. Buy-to-flip angle. The potential resale strategy focuses on minor upgrades to the interior to enhance appeal, aiming to attract buyers interested in mid-range apartments near Lisbon. The goal would be to list the property at a higher price after improvements. Buy-to-let angle. With a gross yield of 4.4%, the estimated rental income of €1,008 per month positions this apartment as a viable buy-to-let opportunity. The proximity to Lisbon makes it attractive for long-term tenants seeking family-friendly housing.
Fair value modelled at €284,961 from 6 comparable sales in the area. Asking €275,000 sits €9,961 (3.5%) below — the upside to fair value.
Asking €275,000 versus the rua Fernão Lopes, 16 area baseline of €287,820 (€2,937/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 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 €287,820, adjusted for condition and micro-location, gives a modelled fair value of €284,961 (€2,908/m²), a €9,961 (3.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernão Lopes, 16 | Subject | €275,000 | €2,806 | — | 60 | 64 |
| rua Almeida Garrett | Active | €245,000 | €3,063 | 9.1% | 64 | 60 |
| rua Sacadura Cabral, 28 | Active | €219,900 | €3,054 | 8.8% | 60 | 56 |
| Vila Franca de Xira · 23f4ee | Active | €285,000 | €2,689 | 4.2% | 58 | 68 |
| rua Calouste Gulbenkian | Active | €256,000 | €2,207 | 21.4% | 72 | 50 |
| Median comp | €250,500 | €2,872 | 2.3% | 62 | 58 |
Long-term rental The property presents a fair valuation at €275,000, just 3.5% below its fair value of €284,961. With a gross yield of 4.4%, it can provide stable returns in a growing market influenced by proximity to Lisbon. Family rental Given the neighborhood's decent school quality and safety, this 2-bedroom apartment can cater well to families looking for residential options just outside of Lisbon. The fair valuation suggests that it is appropriately priced for families seeking longer-term housing solutions. Buy-and-hold This apartment stands as a suitable buy-and-hold investment, retaining a fair valuation that aligns closely with market norms. It benefits from the economic upsides of Vila Franca de Xira, making it a solid asset for long-term appreciation. Not ideal for Short-term vacation rental, Luxury market, Student housing.
Economic and Tenant Instability Risk Both the economic stability score of 65/100 and tenant stability score of 60/100 indicate potential fluctuations in income and occupancy, increasing the likelihood of revenue challenges.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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