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, 2-bathroom apartment of 102 m² on the 3rd floor, built in 2021, energy rating C. Located on rua Sampaio e Pina, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's three balconies not only enhance the natural light but also connect seamlessly to the outdoor environment, providing a rare blend of urban living and outdoor tranquility.
The valuation. The asking price of €950,000 sits significantly above the fair value of €469,054, representing an overpriced status of €480,946 (50.6%). This indicates that potential buyers should exercise caution during negotiations.
Fair value modelled at €469,054 from the area baseline, adjusted for condition and location. Asking €950,000 sits €480,946 (50.6%) above — overpriced versus fair value.
Asking €950,000 versus the rua Sampaio e Pina area baseline of €584,256 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 90 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Sampaio e Pina
Area baseline €584,256 + condition +€12,750 + location +€54,628 = modelled fair value of €469,054 (€4,599/m²), a €480,946 (50.6%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sampaio e Pina | Subject | €950,000 | €9,314 | — | 82 | 84 |
| avenida de Roma | Active | €710,000 | €7,320 | 21.4% | 78 | 85 |
| rua de Campolide, 378 | Active | €660,000 | €5,500 | 40.9% | 78 | 78 |
| rua Bernardo Lima, 22 | Active | €670,000 | €6,700 | 28.1% | 85 | 94 |
| rua António Nobre, 24 | Active | €449,900 | €4,999 | 46.3% | 80 | 79 |
| Median comp | €665,000 | €6,100 | 34.5% | 79 | 82 |
Long-term rental: With a gross yield of only 2.8%, this investment's return is significantly diminished against the fair value of €469,054, indicating it is overpriced by 50.6%. The strong condition (85/100) and neighbourhood score (84/100) do not justify the inflated price, making long-term rental an unattractive option. Buy-and-hold: The current listing price of €950,000 overshoots the fair value by 50.6%, suggesting that potential capital appreciation may not align with the excessive entry cost. Opting for a buy-and-hold strategy in such an overpriced market will likely yield disappointing returns over time. Luxury market: As a property listed at €950,000, the apartment is positioned within the luxury market, yet its fair value of €469,054 highlights a glaring 50.6% overpricing. Despite the appealing location near Avenida da Liberdade, the disparity in value creates a barrier for sustainable demand in the luxury segment. Not ideal for: The property is unsuitable for student housing due to its high price point, which does not resonate with the typical budget of student renters. Additionally, the high listing fails to support short-term rental viability, as competition in a burgeoning tourism sector necessitates more affordable entry costs for maximized occupancy. Value-add renovation: Investing in value-add renovations is not practical given the current valuation of €950,000, which is 50.6% above its fair value of €469,054. Without a viable renovation plan that can bridge this gap, potential upside will remain out of reach, solidifying the property’s overpriced status.
Tenant turnover risk There is a potential risk of increased tenant turnover due to a Tenant stability score of 75/100, which may lead to higher vacancy rates and associated costs.
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