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 53 m², built in 1981, energy rating D. Located on rua Gil Vicente, 45, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment benefits from a functional layout and is located in a building equipped with two elevators, ensuring convenient access in a vibrant area of Alcântara, Lisbon.
The valuation. The asking price of €315,000 is significantly above the fair value of €211,367, representing an overvaluation of €103,633 (32.9%). This indicates that the property is overpriced relative to market expectations.
Fair value modelled at €211,367 from the area baseline, adjusted for condition and location. Asking €315,000 sits €103,633 (32.9%) above — overpriced versus fair value.
Asking €315,000 versus the rua Gil Vicente, 45 area baseline of €258,799 (€4,883/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 55 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente, 45
Area baseline €258,799 + condition -€18,219 + location +€20,871 = modelled fair value of €211,367 (€3,988/m²), a €103,633 (32.9%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente, 45 | Subject | €315,000 | €5,943 | — | 55 | 75 |
| Estrela · 1e61e8 | Active | €530,750 | €8,846 | 48.8% | — | 81 |
| rua de São Bento | Active | €400,000 | €7,018 | 18.1% | 60 | 82 |
| Campo de Ourique · 023a3f | Active | €423,000 | €6,043 | 1.7% | 72 | 80 |
| rua da Qt. ª do Jacinto, 2 | Active | €295,000 | €5,900 | 0.7% | 60 | 84 |
| Median comp | €411,500 | €6,531 | 9.9% | 60 | 82 |
Long-term rental Given its gross yield of 4.3%, this property presents a rental income that may seem attractive but is overshadowed by its 32.9% price gap from the fair value. Consequently, the investment risks being excessively priced compared to long-term rental prospects in the neighbourhood. Family rental While the property is located in a suburban area known for low crime rates and decent tenant quality, its valuation at €315,000 significantly exceeds the estimated fair value. This discrepancy suggests that potential family renters may find better value in alternative accommodations, making it an imprudent investment. Buy-and-hold The buy-and-hold strategy is compromised by the current asking price, which is well above the fair market value of €211,367. This pricing misalignment indicates that even if the area has a decent neighbourhood rating, the investment may not deliver the expected appreciation over time due to its overpriced nature.
Economic Downturn Risk A potential economic downturn could negatively affect tenant stability, with the economic stability score at 80/100 and tenant stability at 75/100 indicating a moderate risk of reduced rental income due to tenant turnover or vacancy.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
