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.
5-bedroom, 3-bathroom apartment of 250 m², energy rating D. Located on praça de Alvalade, Alvalade parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment's original design from 1986 offers a rare vintage charm, complemented by a spacious 55 m² living room and a 30 m² balcony with stunning city views. Condition Notes: Requires modern renovations due to visible signs of wear, presenting a valuable opportunity for transformation.
The valuation. The asking price of €1,150,000 exceeds the fair value of €373,156 by €776,844 (67.6%), indicating the property is overpriced. Buyers should be cautious of the significant markup relative to market standards.
Fair value modelled at €373,156 from the area baseline, adjusted for condition and location. Asking €1,150,000 sits €776,844 (67.6%) above — overpriced versus fair value.
Asking €1,150,000 versus the praça de Alvalade area baseline of €1,280,750 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 50 · Materials 60 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praça de Alvalade
Area baseline €1,280,750 + condition -€71,484 + location +€47,640 = modelled fair value of €373,156 (€1,493/m²), a €776,844 (67.6%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Alvalade | Subject | €1,150,000 | €4,600 | — | 50 | 80 |
| avenida dos Estados Unidos da América | Active | €990,000 | €3,750 | 18.5% | 60 | 83 |
| praça Cidade do Luso | Active | €550,000 | €3,481 | 24.3% | 54 | 75 |
| rua Cidade de Cádiz, 9 | Active | €570,000 | €4,161 | 9.6% | 55 | 76 |
| praça José In Arroios | Active | €650,000 | €5,417 | 17.8% | 65 | 91 |
| Median comp | €610,000 | €3,956 | 14.0% | 58 | 80 |
Long-term rental Given its gross yield of 3.1%, the 5-bed apartment in Alvalade does not present an attractive investment opportunity, especially as the listing price is 67.6% higher than its fair value. With a condition rating of 57/100, ongoing maintenance costs may further erode profitability for long-term tenants. Short-term vacation rental The current market price of €1,150,000 significantly surpasses the fair value, indicating that the short-term rental strategy may struggle to deliver competitive returns. Even though the neighbourhood rating is 80/100, the excessive price diminishes the potential for sustainable profitability in the short-term rental market. Buy-and-hold While Alvalade is situated in a desirable area of Lisbon, the property is overvalued at €1,150,000 compared to its assessed fair value of €373,156, making it a risky buy-and-hold investment. A forecasted appreciation in property value does not compensate for the current excessive price and the lower yield of 3.1%. Not ideal for agricultural investment Agricultural investment does not align with the characteristics of this urban property in Alvalade. The lack of suitable land and infrastructure negates the potential for agricultural use. Not ideal for industrial development The 5-bed apartment is primarily a residential asset, unsuitable for industrial development given its location and configuration. Investing in industrial projects would thus be misaligned with the property’s potential and existing zoning.
Tenant turnover risk A tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could impact cash flow stability and increase costs associated with tenant replacement and marketing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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