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, 2-bathroom apartment of 115 m² on the 1st floor, energy rating A+. Located on rua João de Deus, 999, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: Enjoy the tranquil ambiance of this modern apartment, complemented by its prime location near local amenities, ensuring both convenience and serenity in daily living.
The valuation. The asking price of €480,000 sits significantly above the fair value of €348,822, marking an excess of €131,178 (37.6%). This property is deemed overpriced, indicating potential challenges in achieving a profitable sale.
Fair value modelled at €348,822 from 6 comparable sales in the area. Asking €480,000 sits €131,178 (37.6%) above — overpriced versus fair value.
Asking €480,000 versus the rua João de Deus, 999 area baseline of €296,128 (€2,575/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €296,128, adjusted for condition and micro-location, gives a modelled fair value of €348,822 (€3,033/m²), a €131,178 (37.6%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João de Deus, 999 | Subject | €480,000 | €4,174 | — | 78 | 41 |
| Vila Franca de Xira · f46c9d | Active | €450,000 | €3,814 | 8.6% | 82 | 56 |
| rua Projectada À Alves Redol | Active | €398,700 | €3,323 | 20.4% | 70 | 52 |
| Vila Franca de Xira · a79dbc | Active | €359,000 | €3,205 | 23.2% | 76 | 53 |
| Vila Franca de Xira · 8ee81f | Active | €439,900 | €2,603 | 37.6% | 75 | 67 |
| Median comp | €419,300 | €3,264 | 21.8% | 76 | 55 |
Long-term rental The property is overpriced at €480,000, with a fair value of €348,822, indicating a significant gap of 37.6%. With a low gross yield of just 2%, the financial viability for long-term rental is questionable, particularly in a neighbourhood rated only 41/100. Value-add renovation While the condition of the apartment is rated 80/100, the 37.6% gap from fair value presents a challenge for any renovations aimed at increasing resale value. Investing in this property for value-add opportunities may not yield satisfactory returns given its overpriced status. Family rental The rated condition of the property suggests a comfortable living environment, yet the significant overpricing makes it less appealing for family rental markets. With neighbourhood amenities rated low and the high purchase price, families may seek more affordable options in better-rated areas. Not ideal for: This property is not suited for the luxury market, short-term vacation rental, or student housing due to its compromised neighbourhood rating and overpricing.
Economic Vulnerability The low economic stability score of 35/100 indicates a significant risk of reduced demand and potential vacancy issues for the property. Tenant Instability With a tenant stability score of 38/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and instability in rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
