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 159 m², built in 2007, energy rating C. Located on alameda dos Oceanos, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a spacious balcony with unobstructed views, ideal for outdoor relaxation or entertaining, complemented by two dedicated underground parking spaces for added convenience.
The valuation. The asking price of €815,000 is significantly above the fair value of €128,195, representing an overpricing of €686,805 (84.3%). This property does not qualify as a viable investment based on current market assessments.
Fair value modelled at €128,195 from the area baseline, adjusted for condition and location. Asking €815,000 sits €686,805 (84.3%) above — overpriced versus fair value.
Asking €815,000 versus the alameda dos Oceanos area baseline of €778,305 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
alameda dos Oceanos
Area baseline €778,305 + condition +€17,391 + location +€12,224 = modelled fair value of €128,195 (€806/m²), a €686,805 (84.3%) gap versus the €815,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda dos Oceanos | Subject | €815,000 | €5,126 | — | 80 | 81 |
| rua Bernardo Lima, 22 | Active | €670,000 | €6,700 | 30.7% | 85 | 94 |
| calçada da Quintinha | Active | €640,000 | €6,400 | 24.9% | 85 | 90 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 12.5% | 80 | 85 |
| calçada da Quintinha | Active | €640,000 | €6,400 | 24.9% | 80 | 80 |
| Median comp | €655,000 | €6,400 | 24.9% | 83 | 88 |
Long-term rental The property, listed at €815,000, is overpriced by 84.3% compared to its fair value of €128,195, reflecting a gross yield of only 2.9%. This significant gap indicates that investors may face challenges in achieving sustainable returns through long-term rentals given the property's inflated price. Luxury market With a conditioning score of 82/100 and a neighborhood quality of 81/100, the apartment’s attractiveness does provide some appeal; however, its price being 84.3% above fair value raises concerns about its viability in the luxury market. Investors may struggle to justify the high investment based on current market conditions. Buy-and-hold Although the property is situated in a desirable central Lisbon location, its 84.3% overpricing relative to fair value suggests that long-term hold strategies could lead to disappointing financial performance. Astute investors may find more compelling opportunities elsewhere that align better with capital appreciation and rental yield expectations.
Tenant turnover risk The tenant stability score of 80/100 suggests there is a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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