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 80 m² on the 7th floor, energy rating D. Located on praceta Ramalho Ortigão, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment boasts a modern American kitchen with a unique peninsula, and all rooms are equipped with tilt-and-turn windows for enhanced ventilation and light control.
The valuation. The asking price of €335,000 is significantly above the fair value of €281,084, presenting a discrepancy of €53,916 (19.2%). This property is considered overpriced for the current market conditions.
Fair value modelled at €281,084 from 6 comparable sales in the area. Asking €335,000 sits €53,916 (19.2%) above — overpriced versus fair value.
Asking €335,000 versus the praceta Ramalho Ortigão area baseline of €220,714 (€2,759/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €220,714, adjusted for condition and micro-location, gives a modelled fair value of €281,084 (€3,514/m²), a €53,916 (19.2%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Ramalho Ortigão | Subject | €335,000 | €4,188 | — | 86 | 72 |
| rua José Nogueira Vaz, 12 | Active | €440,000 | €4,356 | 4.0% | 74 | 74 |
| rua Valério Nogueira, 9 | Active | €435,000 | €3,566 | 14.9% | 75 | 81 |
| rua 28 de Setembro | Active | €360,000 | €3,462 | 17.3% | 72 | 68 |
| Póvoa de Santa Iria e Forte da Casa · 99f3b1 | Active | €419,800 | €4,240 | 1.3% | 76 | 74 |
| Median comp | €427,400 | €3,903 | 6.8% | 75 | 74 |
Long-term rental The property is priced at €335,000, significantly above its fair value of €281,084, indicating it is overpriced by 19.2%. While the gross yield of 4.4% may appeal to some investors, the long-term rental market in this suburban area does not justify such a premium. Buy-and-hold At €335,000, the apartment represents a missed opportunity for prudent investment, reflecting a gap of 19.2% from its fair value. Investors aiming for a buy-and-hold strategy should be aware that the current valuation is unsustainable, particularly in a market with limited upside potential. Family rental Although the property provides decent living conditions and is located in a suburban area with a good quality of life, its price of €335,000 overshoots the fair value by 19.2%. Consequently, potential returns from family rentals are not compelling at this price point, leading to concerns about long-term profitability. Not ideal for short-term vacation rental due to the property's characteristics and its overpriced valuation, which does not align with typical investment returns in the short-term rental market. Real estate in this region does not support a profitable short-term rental strategy as evidenced by the significantly higher asking price.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to higher vacancy rates and increased costs associated with tenant acquisition.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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