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, 4-bathroom house of 251 m², built in 1955, energy rating A. Located on rua José Leilote, Beato parish, Lisbon municipality, Lisbon district. This property features a private sauna and a panoramic rooftop with a river view, enhancing both wellness and leisure in a modern urban setting.
The valuation. The asking price of €1,260,000 sits above the fair value of €1,124,402 by €135,598, indicating an overpriced property relative to its market value. Given this substantial discrepancy, potential investors should approach with caution.
Fair value modelled at €1,124,402 from the area baseline, adjusted for condition and location. Asking €1,260,000 sits €135,598 (10.8%) above — overpriced versus fair value.
Asking €1,260,000 versus the rua José Leilote area baseline of €1,144,058 (€4,558/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua José Leilote
Area baseline €1,144,058 + condition +€5,491 + location +€130,474 = modelled fair value of €1,124,402 (€4,480/m²), a €135,598 (10.8%) gap versus the €1,260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Leilote | Subject | €1,260,000 | €5,020 | — | 75 | 83 |
| Beato · 6f407b | Active | €1,170,000 | €8,014 | 59.6% | 75 | 78 |
| rua de Santo António dos Capuchos, 2 | Active | €1,600,000 | €7,273 | 44.9% | 83 | 87 |
| Penha de França · 0014fa | Active | €745,000 | €3,433 | 31.6% | 78 | 81 |
| travessa Escola Araújo | Active | €3,500,000 | €7,991 | 59.2% | 78 | 90 |
| Median comp | €1,385,000 | €7,632 | 52.0% | 78 | 84 |
Long-term rental The property in Beato is priced at €1,260,000, which is 10.8% above its fair value of €1,124,402, indicating that it is overpriced. Given the gross yield of 0%, potential rental income does not justify the high acquisition cost in the long-term rental market. Family rental With a listing price significantly above its fair value, the Beato property may not offer the best investment opportunity for family rentals. The absence of rental yield at the current price suggests that families may find better options elsewhere in the Lisbon market. Buy-and-hold The current valuation of €1,260,000 for the Beato property is not supported by its fair value assessment, rendering it overpriced for a buy-and-hold strategy. Long-term appreciation potential appears limited due to the lack of yield, making it a less favorable choice for holding in a growing market like Lisbon.
Tenant turnover risk High tenant turnover due to a Tenant stability score of 75/100 may lead to increased vacancy rates and associated costs, impacting overall property profitability.
