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 162 m² on the 3rd floor, built in 2006, energy rating C. Located on praça Engenheiro José Vaz Guedes, 4, Alverca do Ribatejo e Sobralinho parish, Vila Franca de Xira municipality, Lisbon district. Highlight: This apartment features two generous balconies, providing ample outdoor space and enhancing its overall appeal as an inviting living environment in a prime location.
The valuation. The asking price of €540,000 is significantly above fair value, which is assessed at €451,335, indicating an overpricing of €88,665 (19.6%).
Fair value modelled at €451,335 from 6 comparable sales in the area. Asking €540,000 sits €88,665 (19.6%) above — overpriced versus fair value.
Asking €540,000 versus the praça Engenheiro José Vaz Guedes, 4 area baseline of €328,286 (€2,026/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €328,286, adjusted for condition and micro-location, gives a modelled fair value of €451,335 (€2,786/m²), a €88,665 (19.6%) gap versus the €540,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Engenheiro José Vaz Guedes, 4 | Subject | €540,000 | €3,333 | — | 80 | 79 |
| rua José Gomes da Silva | Active | €440,000 | €2,234 | 33.0% | 73 | 73 |
| rua do Valador, 5 | Active | €410,000 | €2,733 | 18.0% | 78 | 67 |
| rua Luís Sá, 5 | Active | €430,000 | €3,162 | 5.1% | 72 | 67 |
| Alverca do Ribatejo e Sobralinho · 28bbcf | Active | €363,000 | €3,300 | 1.0% | 74 | 71 |
| Median comp | €420,000 | €2,948 | 11.6% | 74 | 69 |
Long-term rental The property at €540,000 is overpriced by 19.6% compared to its fair value of €451,335, indicating limited potential for solid returns for long-term rental scenarios. With a gross yield of 4.1%, this investment may not provide the desired cash flow performance given its elevated pricing. Family rental Priced significantly higher than its fair value, this apartment may struggle to attract families looking for cost-effective housing in Alverca do Ribatejo e Sobralinho. The gross yield of 4.1% suggests that potential returns will be insufficient relative to the current asking price, making it a less appealing option for family rentals. Buy-and-hold The ongoing expense associated with the property, mainly due to its 19.6% gap from fair value, suggests that a buy-and-hold strategy would face challenges in realizing meaningful appreciation. The 4.1% gross yield does not justify the overvaluation, limiting long-term investment viability. Not ideal for short-term vacation rental With a significant gap between ask and fair value, this property is not poised for success as a short-term vacation rental, where competitive pricing is essential. The surrounding area does not offer sufficient amenities or attractions to offset the premium price. Not ideal for student housing Given its pricing and the area demographics, this property is unlikely to meet the financial benchmarks needed for successful student housing. Its reduced appeal for this market segment is compounded by limited proximity to educational institutions. Not ideal for luxury market At €540,000, this apartment does not align with luxury market expectations, especially considering the significant overpricing relative to fair value. The current condition and neighbourhood ratings indicate lower desirability among high-end clientele, further making this a poor fit for luxury investments.
Potential economic downturn The economic stability score of 80 indicates a reasonable strength, but any slight dip could lead to reduced rental income and impact tenant retention negatively.
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