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.
3-bedroom, 3-bathroom apartment of 160 m² on the 1st floor, built in 2008, energy rating B. Located on rua Amália Rodrigues, 11, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment features double-glazed oscillating windows with thermal break, enhancing energy efficiency and acoustic comfort, alongside two spacious balconies for outdoor enjoyment.
The valuation. The asking price of €459,900 sits just €709 (0.2%) above the fair value of €459,191, indicating that the property is priced fairly according to current market standards.
Fair value modelled at €459,191 from 6 comparable sales in the area. Asking €459,900 sits €709 (0.2%) above — overpriced versus fair value.
Asking €459,900 versus the rua Amália Rodrigues, 11 area baseline of €343,923 (€2,150/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 €343,923, adjusted for condition and micro-location, gives a modelled fair value of €459,191 (€2,870/m²), a €709 (0.2%) gap versus the €459,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amália Rodrigues, 11 | Subject | €459,900 | €2,874 | — | 75 | 73 |
| praceta do Forte da Quintela Pequena S / N | Active | €459,000 | €3,166 | 10.1% | 80 | 71 |
| urbanização Malvarosa | Active | €615,000 | €2,746 | 4.5% | 80 | 72 |
| Alverca do Ribatejo e Sobralinho · 3df647 | Active | €560,000 | €2,424 | 15.7% | 75 | 78 |
| avenida da Mague, 13 | Active | €530,000 | €2,994 | 4.2% | 82 | 76 |
| Median comp | €545,000 | €2,870 | 0.2% | 80 | 74 |
Long-term rental The property offers a gross yield of 2.7%, which is reflective of the current demand and rental rates in the area, suggesting a stable investment outlook. Given the fair valuation, it may provide consistent rental income while minimizing risk in a suburban environment near Lisbon. Family rental As a three-bedroom apartment in a well-connected suburban area, this property caters well to families seeking comfort and accessibility to Lisbon. Its fair value indicates a balanced investment, though potential appreciation may be modest in the current housing market. Buy-and-hold Investing in this property for the long term could yield steady performance, with the area benefiting from stable economic and crime conditions that are favorable for tenants. The fair valuation suggests it holds its value well but might offer limited upside as the housing market stabilizes. Not ideal for short-term vacation rental The property is situated in a suburban neighborhood, which may not attract the same demand as urban areas for short-term stays. Its fair valuation reflects a more stable rental market, making it less suitable for vacation rental strategies. Not ideal for luxury market With a condition score of 79/100 and a neighborhood rating of 73/100, this property does not fit the luxury market, as it lacks the premium appeal sought by high-end buyers. The fair valuation also indicates it is priced appropriately for its tier, not aligning with luxury standards.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant chance of increased turnover, potentially leading to higher vacancy rates and associated costs.
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