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, 2-bathroom apartment of 117 m², built in 1989. Located on largo do Rato, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment benefits from excellent sun exposure, enhancing its vibrant atmosphere, and is situated on a quiet street, ensuring tranquility in a bustling neighborhood.
The valuation. The asking price of €800,000 is significantly above fair value, which is estimated at €549,090. This indicates an overvaluation of €250,910 (31.4%), making the property overpriced.
Fair value modelled at €549,090 from the area baseline, adjusted for condition and location. Asking €800,000 sits €250,910 (31.4%) above — overpriced versus fair value.
Asking €800,000 versus the largo do Rato area baseline of €722,358 (€6,174/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 86 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 92 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
largo do Rato
Area baseline €722,358 + condition +€14,625 + location +€73,719 = modelled fair value of €549,090 (€4,693/m²), a €250,910 (31.4%) gap versus the €800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo do Rato | Subject | €800,000 | €6,838 | — | 86 | 90 |
| rua da Arrábida | Active | €845,000 | €7,222 | 5.6% | 80 | 78 |
| avenida Almirante Reis | Active | €595,000 | €4,837 | 29.3% | 78 | 80 |
| avenida da República | Active | €1,090,000 | €7,032 | 2.8% | 82 | 85 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 5.5% | 78 | 78 |
| Median comp | €967,500 | €6,747 | 1.3% | 79 | 79 |
Long-term rental Given the property's high listing price of €800,000 compared to a fair value of €549,090, the return on investment in the long-term rental market appears unattractive, especially with a gross yield of only 3.2%. While the neighborhood boasts strong demand, the property is overpriced and may limit future appreciation. Luxury market The pricing of this apartment at €800,000 positions it within the luxury market, however, the 31.4% gap from its fair value suggests that it may not attract high-net-worth buyers looking for solid investments. The property’s aesthetic condition and prime location in Campo de Ourique are appealing, yet the exorbitant price tags it carries could deter interested parties. Buy-and-hold Investing in this property as a buy-and-hold strategy is less compelling due to its overpriced status at €800,000, leading to a significant mismatch with its fair value of €549,090. Although Campo de Ourique benefits from a reputable neighborhood with high demand, the current listing presents a risk for capital loss over time due to overvaluation.
Market Sensitivity Risk: Despite high economic stability (90/100) and a strong tenant stability score (85/100), any downturn in the market could lead to fluctuations in rental income and occupancy rates that may affect investment returns.
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