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 110 m² on the 1st floor, energy rating B. Located on praceta José Cardoso Pires, 1, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. This apartment includes a closed garage for two cars and additional storage, enhancing convenience in urban living.
The valuation. The asking price of €460,000 exceeds the fair value of €390,253 by €69,747 (17.9%), indicating the property is overpriced. This limits the investment's potential for immediate equity gain. Buy-to-flip angle. A resale strategy centered on renovating the apartment could appeal to families, capitalizing on the comfortable environment and quality finishes. However, given the current asking price, potential profit margins remain slim. Buy-to-let angle. With a gross yield of 2.9%, the estimated rental income of €1,112 per month can attract long-term tenants due to its proximity to Lisbon and suburban amenities. This strategy may realize stable income over time despite the initial high purchase price.
Fair value modelled at €390,253 from 6 comparable sales in the area. Asking €460,000 sits €69,747 (17.9%) above — overpriced versus fair value.
Asking €460,000 versus the praceta José Cardoso Pires, 1 area baseline of €334,792 (€3,044/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €334,792, adjusted for condition and micro-location, gives a modelled fair value of €390,253 (€3,548/m²), a €69,747 (17.9%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta José Cardoso Pires, 1 | Subject | €460,000 | €4,182 | — | 71 | 69 |
| rua Santo António de Bolonha, 19 | Active | €480,000 | €3,429 | 18.0% | 68 | 80 |
| Alverca do Ribatejo e Sobralinho · 7880ae | Active | €515,000 | €3,787 | 9.4% | — | 76 |
| urbanização da Malvarosa | Active | €480,000 | €4,615 | 10.4% | 73 | 80 |
| Alverca do Ribatejo e Sobralinho · 3d9682 | Active | €465,000 | €3,444 | 17.6% | 75 | 76 |
| Median comp | €480,000 | €3,616 | 13.5% | 73 | 78 |
Family rental The property listed at €460,000 is not ideally positioned for family rentals, given its overpriced nature compared to the fair value of €390,253, which represents a significant gap of 17.9%. Moreover, with a gross yield of only 2.9% and average conditions in the neighbourhood, potential tenants might seek better value elsewhere. Long-term rental At a listing price of €460,000, the apartment is overpriced compared to its fair value of €390,253, resulting in a notably unappealing investment with a 17.9% gap. The low gross yield of 2.9% further indicates the property may not attract long-term renters, as affordability remains a pivotal factor. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenged by its current price of €460,000, which exceeds the fair value of €390,253, leading to an unfavorable 17.9% gap. With a gross yield of just 2.9%, the returns on this investment may not justify the price in the long term, particularly in a competitive suburban market.
Tenant turnover risk High tenant turnover may occur due to the low tenant stability score of 68/100, potentially leading to increased vacancy rates and higher leasing costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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