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 133 m² on the 1st floor, built in 2023, energy rating A. Located on largo das Oliveiras, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. This property features a rare 45 m² garage, offering significant storage or flexibility for various uses in a desirable location close to green areas and major routes.
The valuation. The asking price of €600,000 is significantly above fair value of €462,513, indicating an overvaluation of €137,487 (29.7%). This makes the property overpriced given current market conditions.
Fair value modelled at €462,513 from 6 comparable sales in the area. Asking €600,000 sits €137,487 (29.7%) above — overpriced versus fair value.
Asking €600,000 versus the largo das Oliveiras area baseline of €346,088 (€2,602/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €346,088, adjusted for condition and micro-location, gives a modelled fair value of €462,513 (€3,478/m²), a €137,487 (29.7%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo das Oliveiras | Subject | €600,000 | €4,511 | — | 87 | 78 |
| avenida da Mague, 8 | Active | €585,000 | €3,799 | 15.8% | 85 | 67 |
| Alverca do Ribatejo e Sobralinho · 3d9682 | Active | €465,000 | €3,444 | 23.6% | 75 | 76 |
| urbanização Malvarosa | Active | €460,000 | €2,738 | 39.3% | 75 | 75 |
| avenida da Mague, 13 | Active | €530,000 | €2,994 | 33.6% | 82 | 76 |
| Median comp | €497,500 | €3,219 | 28.6% | 79 | 76 |
Long-term rental The current listing price of €600,000 reflects an excessive premium compared to the fair value estimate of €462,513, indicating that the property is overpriced. With a gross yield of only 2.3%, potential returns are not commensurate with the investment risk. Family rental This property in Póvoa de Santa Iria e Forte da Casa may appeal to families due to its spacious design; however, the significant gap to fair value signals that it is overpriced in the current market. At a fair value of €462,513, families may find more suitable and financially sound options elsewhere. Buy-and-hold While this apartment's condition is strong (85/100) and located in a decent neighbourhood (78/100), the asking price of €600,000 suggests it is overpriced relative to its fair value of €462,513. The anticipated long-term appreciation may not justify the initial investment, given the 29.7% gap to fair value.
Tenant turnover risk The tenant stability score of 70/100 suggests potential fluctuations in tenant retention, which could impact rental income and increase vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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