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, 1-bathroom apartment of 72 m², energy rating D. Located Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment's closed balcony not only offers a river view but also serves as a versatile space for leisure or storage, enhancing its overall functionality in daily life.
The valuation. The asking price of €299,000 is significantly above the fair value of €258,950, making it overpriced by €40,050 (15.5%). This property does not represent a compelling investment opportunity at the current price. Buy-to-flip angle. Given its current condition and pricing, a buy-to-flip strategy would require significant renovation, particularly in the bathrooms, to enhance appeal and resale value. Profit margins may be tight due to the overpriced nature of the listing. Buy-to-let angle. With an estimated gross yield of 4.1% (€1,022/month), the property offers decent rental income potential, particularly for families in this suburban area. A buy-and-hold strategy could generate steady cash flow over the long term.
Fair value modelled at €258,950 from 6 comparable sales in the area. Asking €299,000 sits €40,050 (15.5%) above — overpriced versus fair value.
Asking €299,000 versus the Póvoa de Santa Iria e Forte da Casa, Vila Franca de Xira, Lisbon area baseline of €234,115 (€3,252/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €234,115, adjusted for condition and micro-location, gives a modelled fair value of €258,950 (€3,597/m²), a €40,050 (15.5%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Póvoa de Santa Iria e Forte da Casa · 0c04a4 | Subject | €299,000 | €4,153 | — | 58 | 72 |
| Vialonga · 374fd8 | Active | €290,000 | €3,412 | 17.8% | 63 | 74 |
| Santa Iria de Azóia, São João da Talha e Bobadela · 49b8a9 | Active | €335,000 | €3,722 | 10.4% | 70 | 76 |
| Vialonga · 15e3b2 | Active | €249,900 | €3,471 | 16.4% | 65 | 75 |
| Póvoa de Santa Iria e Forte da Casa · 468012 | Active | €275,000 | €3,767 | 9.3% | 62 | 74 |
| Median comp | €282,500 | €3,597 | 13.4% | 64 | 75 |
Long-term rental The current listing price of €299,000 for the apartment represents a 15.5% premium over its fair value of €258,950, indicating it is overpriced for a long-term rental strategy. Given its 4.1% gross yield and average condition of 62/100, investors might struggle to achieve optimal returns in this scenario. Family rental Despite being situated in a family-oriented area, the property’s price of €299,000 exceeds its fair value by 15.5%, marking it as overpriced. Families looking for stable and reasonable housing may turn away from this option due to its elevated listing price relative to available amenities and tenant quality. Buy-and-hold With the apartment listed at €299,000, it is priced 15.5% above its fair value of €258,950, which reflects an overpriced investment for a buy-and-hold strategy. The modest gross yield of 4.1% further compounds the concern for long-term capital appreciation in this suburban location, where rental demand may not justify the excess cost.
Economic-tenant instability risk The property faces a potential risk due to both the economic and tenant stability scores being at 70/100, indicating a moderate level of uncertainty in tenant retention and economic conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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