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 70 m² on the 3rd floor, energy rating D. Located on avenida 5 de Outubro, 3, Vila Franca de Xira parish, Vila Franca de Xira municipality, Lisbon district. This apartment boasts upgraded built-in cabinetry in the living room and high-quality mahogany parquet flooring, enhancing its aesthetic appeal despite a dated kitchen.
The valuation. The asking price of €249,500 is slightly below the fair value of €257,284, representing a difference of €7,784, or 3.0%. This pricing suggests the property is fairly valued in the current market. Buy-to-flip angle. A buy-to-flip strategy may involve minimal renovations to enhance the apartment's appeal, allowing for an anticipated resale at a higher price point. Given the solid condition, the potential for value appreciation lies primarily in cosmetic updates. Buy-to-let angle. The property is estimated to generate a gross rental income of approximately €790 per month, yielding around 3.8%. This reflects a reasonable return, particularly in a mixed neighborhood that offers rental demand opportunities.
Fair value modelled at €257,284 from 6 comparable sales in the area. Asking €249,500 sits €7,784 (3.0%) below — the upside to fair value.
Asking €249,500 versus the avenida 5 de Outubro, 3 area baseline of €253,830 (€3,626/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €253,830, adjusted for condition and micro-location, gives a modelled fair value of €257,284 (€3,675/m²), a €7,784 (3.0%) gap versus the €249,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 5 de Outubro, 3 | Subject | €249,500 | €3,564 | — | 60 | 49 |
| Vila Franca de Xira · b7c386 | Active | €265,000 | €4,344 | 21.9% | 68 | 51 |
| rua Soeiro Pereira Gomes | Active | €275,000 | €3,819 | 7.2% | 60 | 57 |
| Vila Franca de Xira · 001bb8 | Active | €215,000 | €3,707 | 4.0% | 65 | 63 |
| Vila Franca de Xira · 4a44c5 | Active | €215,000 | €3,644 | 2.2% | 70 | 42 |
| Median comp | €240,000 | €3,763 | 5.6% | 67 | 54 |
Long-term rental The property offers a gross yield of 3.8%, which aligns well with the fair market valuation of €257,284, indicating stable rental income potential. However, given the rural location and modest neighborhood ratings, tenant demand may be limited, impacting long-term rental performance. Value-add renovation With a condition score of 67/100, there is room for improvement through strategic renovations which could enhance the apartment's value over time. Though currently priced at fair value, targeted upgrades could provide better appeal and potentially increase rental yields in a competitive market.
Economic Vulnerability Given the low economic stability score of 40/100, there is a significant risk of market fluctuations negatively impacting tenant demand and rental income longevity.
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