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 apartment of 130 m², built in 1995, energy rating C. Located on rua Aristides de Sousa Mendes, Carnide parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a charming fireplace in the social area, enhancing its appeal for cozy gatherings, and offers two private balconies for outdoor leisure.
The valuation. The asking price of €700,000 sits €126,034 (18.0%) above the fair value of €573,966, indicating that the property is overpriced for its market potential. This suggests a careful reassessment for any investment decision.
Fair value modelled at €573,966 from the area baseline, adjusted for condition and location. Asking €700,000 sits €126,034 (18.0%) above — overpriced versus fair value.
Asking €700,000 versus the rua Aristides de Sousa Mendes area baseline of €609,570 (€4,689/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Aristides de Sousa Mendes
Area baseline €609,570 + condition +€2,641 + location +€59,385 = modelled fair value of €573,966 (€4,415/m²), a €126,034 (18.0%) gap versus the €700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Aristides de Sousa Mendes | Subject | €700,000 | €5,385 | — | 74 | 79 |
| rua José Farinha, 13 | Active | €849,000 | €4,468 | 17.0% | 75 | 76 |
| Benfica · 49b8d8 | Active | €599,900 | €8,107 | 50.6% | 77 | 75 |
| estrada da Luz | Active | €735,000 | €35,000 | 550.0% | 74 | 79 |
| estrada da Luz | Active | €735,000 | €5,654 | 5.0% | 76 | 76 |
| Median comp | €735,000 | €6,881 | 27.8% | 76 | 76 |
Long-term rental The property, listed at €700,000, is currently priced 18.0% above its fair value of €573,966, suggesting the investment would have limited upside for long-term rental yields. With a gross yield of 3.6%, the return on investment is unlikely to be compelling in the current market conditions. Family rental Given its modest condition rating of 76/100, the property may not meet the expectations of families seeking quality accommodation, which could affect demand. Additionally, the property is overpriced at €700,000, further reducing its attractiveness for family rental in a competitive market. Buy-and-hold With the property being overpriced at €700,000 compared to a fair value of €573,966, long-term capital appreciation may not compensate for the initial investment outlay. The area scores well for amenities and tenant quality, but the misalignment in pricing undermines the overall buy-and-hold strategy appeal.
Economic downturn risk A moderately high economic stability score of 85/100 could still be susceptible to inherent market fluctuations that may impact long-term tenant reliability given the tenant stability score of 70/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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