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 penthouse of 200 m² on the 5th floor, built in 2026, energy rating B. Located on calçada de São João, 3, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: The penthouse boasts a luxurious 120m² rooftop with a jacuzzi and direct access via an elegant suspended staircase, enhancing its unique outdoor living experience.
The valuation. The asking price of €890,000 is €123,682 (16.1%) above its fair value of €766,318, indicating that the property is overpriced. This discrepancy suggests a need for caution among potential buyers.
Fair value modelled at €766,318 from 6 comparable sales in the area. Asking €890,000 sits €123,682 (16.1%) above — overpriced versus fair value.
Asking €890,000 versus the calçada de São João, 3 area baseline of €568,659 (€2,843/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €568,659, adjusted for condition and micro-location, gives a modelled fair value of €766,318 (€3,832/m²), a €123,682 (16.1%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada de São João, 3 | Subject | €890,000 | €4,450 | — | 90 | 73 |
| rua António da Silva Godinho, 3 | Active | €980,000 | €4,153 | 6.7% | 80 | 72 |
| avenida João de Freitas Branco, 26 | Active | €495,000 | €3,511 | 21.1% | 76 | 72 |
| rua Amália Rodrigues, 11 | Active | €459,900 | €2,874 | 35.4% | 75 | 73 |
| largo das Oliveiras | Active | €600,000 | €4,511 | 1.4% | 87 | 78 |
| Median comp | €547,500 | €3,832 | 13.9% | 78 | 73 |
Long-term rental The property is priced at €890,000, reflecting a 16.1% gap from its fair value of €766,318, indicating it is overpriced for a long-term rental investment. With a gross yield of only 2%, the financial return fails to justify the elevated purchase price. Buy-and-hold At €890,000, this penthouse does not align with a buy-and-hold strategy due to its overpriced status, as evidenced by a fair value assessment of €766,318. The attractive condition of 89/100 and a reasonably safe neighborhood does not compensate for the significant gap in valuation. Family rental Although this property offers appealing features and a good neighborhood rating of 73/100, its €890,000 price tag is 16.1% above its fair value, categorizing it as overpriced for a family rental strategy. The desirable suburban location near Lisbon is overshadowed by the low gross yield of 2%, which diminishes its attractiveness for family-oriented investment purposes.
Economic Vulnerability The economic stability score of 70 suggests there may be potential fluctuations in the local economy that could impact tenant demand and rental income over time.
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