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, 3-bathroom duplex of 146 m², built in 1977, energy rating C. Located on avenida Rio de Janeiro, 16, Alvalade parish, Lisbon municipality, Lisbon district. This duplex boasts a sophisticated ducted air conditioning system, ensuring climate control across spacious living areas and offering residents an unobstructed view of Avenida Rio de Janeiro.
The valuation. The asking price of €1,000,000 sits significantly above its fair value of €271,577, creating a gap of €728,423 (72.8%). This verdict underscores that the property is overpriced.
Fair value modelled at €271,577 from the area baseline, adjusted for condition and location. Asking €1,000,000 sits €728,423 (72.8%) above — overpriced versus fair value.
Asking €1,000,000 versus the avenida Rio de Janeiro, 16 area baseline of €747,958 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). 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.
avenida Rio de Janeiro, 16
Area baseline €747,958 + condition +€9,125 + location +€30,604 = modelled fair value of €271,577 (€1,860/m²), a €728,423 (72.8%) gap versus the €1,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Rio de Janeiro, 16 | Subject | €1,000,000 | €6,849 | — | 75 | 83 |
| Lumiar · 6d5340 | Active | €618,000 | €4,984 | 27.2% | 82 | 77 |
| rua dos Açores, 53 | Active | €560,000 | €5,283 | 22.9% | 75 | 79 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 3.7% | 85 | 78 |
| rua Frei Tomé de Jesus, 1 | Active | €895,000 | €6,533 | 4.6% | 81 | 75 |
| Median comp | €756,500 | €5,908 | 13.7% | 82 | 78 |
Long-term rental This property, with a gross yield of 2.1%, is overpriced compared to its fair value of €271,577, indicating a significant gap of 72.8%. While the neighborhood scores a strong 83/100, the high price undermines its potential as a sustainable long-term investment. Short-term vacation rental The duplex's listing price of €1,000,000 does not justify the attractiveness of its location, revealing an overpriced status relative to the fair value assessment. The current yield of 2.1% fails to support the viability of this strategy considering the substantial price discrepancy. Buy-and-hold Investing in this property appears imprudent, as it is overpriced at €1,000,000, significantly above the fair value of €271,577 with a 72.8% gap. The neighborhood's decent score of 83/100 does not compensate for the lack of financial justification, making this a risky buy-and-hold opportunity.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could impact rental income consistency and lead to increased vacancy costs.
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