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.
2-bedroom, 1-bathroom apartment of 68 m² on the 5th floor, built in 2003, energy rating E. Located on estrada Arruda, Alverca do Ribatejo e Sobralinho parish, Vila Franca de Xira municipality, Lisbon district. This apartment features a spacious entrance hall that enhances the sense of openness and organization, alongside a cozy fireplace ideal for family gatherings.
The valuation. The asking price of €289,000 sits €12,573 (4.5%) above the fair value of €276,427. This indicates that the property is priced at a fair valuation. Buy-to-flip angle. A buy-to-flip strategy could involve targeted renovations that enhance aesthetic appeal, aiming for a resale price significantly above the current asking price. Buy-to-let angle. The estimated rental income of €915 per month results in a gross yield of 3.8%, making it a viable option for long-term rental investment in this desirable suburb of Lisbon.
Fair value modelled at €276,427 from 6 comparable sales in the area. Asking €289,000 sits €12,573 (4.5%) above — overpriced versus fair value.
Asking €289,000 versus the estrada Arruda area baseline of €232,586 (€3,420/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €232,586, adjusted for condition and micro-location, gives a modelled fair value of €276,427 (€4,065/m²), a €12,573 (4.5%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada Arruda | Subject | €289,000 | €4,250 | — | 72 | 78 |
| rua Brigadeiro Alberto Fernandes | Active | €259,000 | €4,047 | 4.8% | 75 | 75 |
| Alverca do Ribatejo e Sobralinho · 3a6f8f | Active | €305,000 | €3,720 | 12.5% | 75 | 67 |
| rua Diamantino Freitas Brás, 15 | Active | €260,000 | €4,333 | 2.0% | 75 | 74 |
| Alverca do Ribatejo e Sobralinho · ba3b24 | Active | €278,500 | €3,868 | 9.0% | 70 | 71 |
| Median comp | €269,250 | €3,958 | 6.9% | 75 | 73 |
Long-term rental This property in Alverca do Ribatejo e Sobralinho presents a gross yield of 3.8%, which is generally acceptable for a long-term rental strategy in suburban Lisbon. Given the fair valuation and decent neighborhood ratings, it has the potential to attract steady tenants for an extended rental period. Family rental The apartment's size and layout make it suitable for families seeking proximity to Lisbon without the high costs of the city center. With a neighborhood score of 78/100 reflecting good local amenities and transportation options, it meets the needs of family-oriented tenants effectively. Buy-and-hold Holding this property presents an opportunity to benefit from steady rental income due to its fair value status and competitive yield of 3.8%. Over time, the location's appeal as a commuter suburb may contribute to capital appreciation, making it a reasonable long-term investment. Not ideal for short-term rental The property does not lend itself well to short-term leasing due to its suburban location, which may not attract transient guests looking for city-center accommodations. Thus, investors should consider alternative rental strategies that align more closely with the property’s characteristics. Not ideal for luxury market Given its fair value status and moderate yield, this property does not fit within the luxury market segment, where premium features and pricing typically dominate. It is more suited to the average market, catering to regular tenants rather than affluent clientele. Not ideal for student housing The amenities and size of the apartment do not align well with the typical preferences of students, who often seek properties near educational institutions and vibrant social environments. As such, this investment strategy may not yield the desired results in this demographic.
Tenant turnover risk High tenant turnover may result from the combination of a 75/100 tenant stability score, potentially leading to increased vacancy rates and associated 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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