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 178 m² on the 4th floor, built in 2025, energy rating A. 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: This apartment includes a well-designed urban park at your doorstep and a pedestrian pathway that connects directly to Parque das Nações, enhancing outdoor living experiences.
The valuation. The asking price of €825,000 is above fair value at €765,626, reflecting a premium of €59,374 (7.8%). This aligns with the verdict of fair, suggesting the property is reasonably priced given its condition and location.
Fair value modelled at €765,626 from 6 comparable sales in the area. Asking €825,000 sits €59,374 (7.8%) above — overpriced versus fair value.
Asking €825,000 versus the calçada de São João, 3 area baseline of €602,503 (€3,385/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €602,503, adjusted for condition and micro-location, gives a modelled fair value of €765,626 (€4,301/m²), a €59,374 (7.8%) gap versus the €825,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada de São João, 3 | Subject | €825,000 | €4,635 | — | 88 | 72 |
| calçada de São João, 3 | Active | €890,000 | €4,450 | 4.0% | 90 | 73 |
| rua António da Silva Godinho, 3 | Active | €980,000 | €4,153 | 10.4% | 80 | 72 |
| avenida João de Freitas Branco, 26 | Active | €495,000 | €3,511 | 24.3% | 76 | 72 |
| largo das Oliveiras | Active | €600,000 | €4,511 | 2.7% | 87 | 78 |
| Median comp | €745,000 | €4,302 | 7.2% | 84 | 73 |
Long-term rental The 3-bed apartment in Póvoa de Santa Iria e Forte da Casa currently provides a gross yield of 1.8%, which reflects the competitive rental market dynamics in the area. Given its fair valuation status, the potential for long-term rental income exists but may be limited by the apartment's pricing against fair market values. Buy-and-hold Investing in this property as a buy-and-hold strategy aligns with a steady appreciation potential, albeit it is currently priced fairly. Future market developments could improve its value, yet the existing gap to the fair value suggests caution for immediate appreciation expectations. Family rental This apartment is well-suited for family rentals due to the low crime rates and typical quality of school access in the suburban environment. Its fair valuation indicates that while it meets many family-centric needs, its pricing may not fully optimize rental returns compared to other opportunities in the market.
Tenant turnover risk The combined economic and tenant stability scores of 70/100 indicate potential challenges in maintaining long-term renters, which may lead to increased vacancy rates and costs associated with turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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