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 penthouse of 120 m² on the 7th floor, built in 1985, energy rating D. Located on rua Primeiro de Dezembro, 24, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Unique Feature: The penthouse boasts an expansive terrace ideal for entertaining, providing panoramic views of Vila Franca de Xira that enhance its living experience.
The valuation. The asking price of €475,000 sits above the fair value of €449,326 by €25,674 (5.7%), indicating the property is fairly priced relative to its market position. Buy-to-flip angle. Given the solid condition and desirable location, a buy-to-flip strategy could yield profit by enhancing aesthetic appeal before resale in a burgeoning market. Buy-to-let angle. With an estimated rental income of €1,227 per month, the property presents a gross yield of 3.1%, making it an attractive option for long-term family rentals in a suburban environment close to Lisbon.
Fair value modelled at €449,326 from 6 comparable sales in the area. Asking €475,000 sits €25,674 (5.7%) above — overpriced versus fair value.
Asking €475,000 versus the rua Primeiro de Dezembro, 24 area baseline of €372,380 (€3,103/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €372,380, adjusted for condition and micro-location, gives a modelled fair value of €449,326 (€3,744/m²), a €25,674 (5.7%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Primeiro de Dezembro, 24 | Subject | €475,000 | €3,958 | — | 78 | 74 |
| praceta Ramalho Ortigão, 6 | Active | €355,000 | €3,989 | 0.8% | 70 | 76 |
| rua Alcino de Oliveira e Silva S / N | Active | €459,000 | €4,250 | 7.4% | 72 | 75 |
| rua José Nogueira Vaz, 12 | Active | €440,000 | €4,356 | 10.1% | 74 | 74 |
| Vialonga · 1f36f0 | Active | €320,000 | €3,441 | 13.1% | — | 74 |
| Median comp | €397,500 | €4,120 | 4.1% | 72 | 75 |
Long-term rental The penthouse offers a stable gross yield of 3.1%, which may appeal to long-term tenants given its suburban location and proximity to Lisbon. However, the property is fairly priced at €475,000, indicating a limited potential for capital appreciation in the near term. Buy-and-hold Investing in this property for the long haul may benefit from its decent condition (75/100) and the liveable neighborhood (74/100), but the fair value of €449,326 suggests that it is not an opportunity for significant gains. Investors should be prepared for minimal appreciation, given the current pricing landscape. Family rental With ample space and a favorable living environment, this penthouse could be suitable for families seeking a home with access to both suburban amenities and proximity to Lisbon. Nonetheless, the property’s fair valuation of €475,000 may limit returns compared to other options in a potentially more lucrative market. Not ideal for short-term vacation rental The location's distance from Lisbon's main attractions and the property’s fair price suggest it may not generate the expected income from short-term rentals. The suburban context may appeal more to families than tourists, making this strategy less viable. Not ideal for luxury market Given its fair valuation and moderate condition score, this property does not align with luxury market expectations, which typically require distinct features and high levels of exclusivity. The absence of luxury amenities further supports the idea that it is better suited for more utilitarian markets.
Tenant turnover risk With both economic and tenant stability scores at 75, there is a moderate risk of tenant turnover impacting cash flow due to potential vacancies in the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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