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 88 m², built in 2010, energy rating C. Located on rua da Indústria, 89, Alcântara parish, Lisbon municipality, Lisbon district. This apartment features a charming winter garden dining area that enhances its social space, and it benefits from a recent full renovation in 2025, ensuring modern comfort and quality finishes.
The valuation. The asking price of €445,000 is notably above the fair value of €393,607 by €51,393 (11.5%). Therefore, the property is considered overpriced.
Fair value modelled at €393,607 from the area baseline, adjusted for condition and location. Asking €445,000 sits €51,393 (11.5%) above — overpriced versus fair value.
Asking €445,000 versus the rua da Indústria, 89 area baseline of €346,544 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Indústria, 89
Area baseline €346,544 + condition +€8,250 + location +€38,813 = modelled fair value of €393,607 (€4,473/m²), a €51,393 (11.5%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Indústria, 89 | Subject | €445,000 | €5,057 | — | 75 | 78 |
| rua Prior do Crato | Active | €498,000 | €6,640 | 31.3% | 80 | 80 |
| travessa Vitorino de Freitas S / N | Active | €412,000 | €6,867 | 35.8% | 80 | 74 |
| Alcântara · 65a604 | Active | €360,000 | €6,792 | 34.3% | 76 | 80 |
| rua da Cruz a Alcântara | Active | €360,000 | €6,792 | 34.3% | 73 | 81 |
| Median comp | €386,000 | €6,792 | 34.3% | 78 | 80 |
Long-term rental The property is positioned in a high-demand Lisbon metro area, yet its current listing price of €445,000 exceeds the fair value by 11.5%. With a gross yield of only 3.6%, the investment does not provide an adequate return relative to its cost, making it unsuitable for long-term rental strategies. Buy-and-hold Investing in this property while it is priced at €445,000 would not be advisable given that it is 11.5% above its fair value of €393,607. Additionally, the combination of a moderate yield of 3.6% and the overall context of the market suggests a lower likelihood of appreciation in value over time. Family rental Despite being located in a desirable Lisbon metro area, the higher listing price of €445,000 raises concerns about its investment viability for family rental purposes. Coupled with a limited gross yield of 3.6%, this property appears overpriced, reducing the potential for sustainable income generation for families seeking rental options.
[Tenant turnover risk] With a Tenant stability score of 70/100, there's a notable risk of higher tenant turnover, which can lead to increased vacancy rates and associated costs.
