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 73 m² on the 3rd floor, built in 1984, energy rating E. Located on rua Padre Américo, Póvoa de Santa Iria e Forte da Casa parish, Vila Franca de Xira municipality, Lisbon district. Noteworthy Features: This apartment boasts a generous pantry ideal for daily organization, along with upgraded crystal chandeliers and high ceilings in the living area that enhance its aesthetic appeal.
The valuation. The asking price of €269,000 is slightly below the fair value of €279,675, making it a reasonable offering within the current market context. This positions the property as a fair investment aligned with its worth.
Fair value modelled at €279,675 from 5 comparable sales in the area. Asking €269,000 sits €10,675 (3.8%) below — the upside to fair value.
Asking €269,000 versus the rua Padre Américo area baseline of €241,800 (€3,312/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €241,800, adjusted for condition and micro-location, gives a modelled fair value of €279,675 (€3,831/m²), a €10,675 (3.8%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Américo | Subject | €269,000 | €3,685 | — | 66 | 73 |
| rua Padre Américo, 27 | Active | €280,000 | €3,944 | 7.0% | 70 | 75 |
| Póvoa de Santa Iria e Forte da Casa · 93714b | Active | €295,000 | €3,831 | 4.0% | 75 | 77 |
| rua 25 de Abril | Active | €312,000 | €4,274 | 16.0% | 68 | 74 |
| Vialonga · 5e62b7 | Active | €269,000 | €3,789 | 2.8% | 68 | 77 |
| Median comp | €287,500 | €3,888 | 5.5% | 69 | 76 |
Long-term rental This 2-bed apartment represents a fair investment in the long-term rental market, offering a gross yield of 4.1%. With a solid neighbourhood rating of 73/100, it demonstrates good tenant quality, although with a condition score of 70/100 suggesting potential for minor renovations. Family rental The apartment is well-suited for family rental due to its spacious layout and proximity to essential amenities in the suburban area near Lisbon. While the fair value indicates a slight gap from the listing price, the property stands as a reasonable option for families seeking stability in a good neighbourhood. Buy-and-hold Investing in this property for a buy-and-hold strategy aligns with the outlook on stable suburban growth areas near Lisbon, although the current valuation reflects a balanced market. The property’s yields and neighbourhood attributes are satisfactory, making it a fair choice for those looking to capitalize on long-term appreciation without overextending on price.
Tenant turnover risk High tenant turnover may occur given the relatively low tenant stability score of 69/100, which could lead 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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