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 100 m², built in 2008, energy rating C. Located on rua do Liceu, Malveira e São Miguel de Alcainça parish, Mafra municipality, Lisbon district. Noteworthy Features: This apartment features an impressive 50m² terrace ideal for outdoor entertaining, combined with a cozy living room highlighted by a functional fireplace for added warmth.
The valuation. The asking price of €385,000 is significantly above the fair value of €225,451, indicating it is overpriced by €159,549 (41.4%). This high asking price does not reflect the true market conditions.
Fair value modelled at €225,451 from the area baseline, adjusted for condition and location. Asking €385,000 sits €159,549 (41.4%) above — overpriced versus fair value.
Asking €385,000 versus the rua do Liceu area baseline of €214,600 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 76 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 59/100 (Housing Market 60 · Amenities 50 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua do Liceu
Area baseline €214,600 + condition +€3,125 + location +€7,726 = modelled fair value of €225,451 (€2,255/m²), a €159,549 (41.4%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Liceu | Subject | €385,000 | €3,850 | — | 76 | 59 |
| rua da Várzea, 2, 1 | Active | €395,000 | €3,292 | 14.5% | 75 | 65 |
| rua Padre Alfredo F. de Brito | Active | €450,000 | €4,839 | 25.7% | 78 | 63 |
| Malveira e São Miguel de Alcainça · f3669e | Active | €200,000 | €3,922 | 1.9% | 77 | 55 |
| alameda das Figueiras | Active | €440,000 | €6,769 | 75.8% | 75 | 65 |
| Median comp | €417,500 | €4,381 | 13.8% | 76 | 64 |
Long-term rental The current asking price of €385,000 indicates a significant gap of 41.4% compared to the fair value of €225,451, making it a poor candidate for a long-term rental investment. With a gross yield of only 3.2%, the return does not justify the high initial expenditure. Family rental Investing in this property for family rental purposes is not advisable given its overpriced status; the listing price does not align with the neighborhood dynamics and fair value of €225,451. The average neighborhood score of 59/100 suggests limitations that could deter potential family tenants, impacting occupancy rates. Buy-and-hold As the apartment is overpriced at €385,000 versus a fair value of €225,451, a buy-and-hold strategy is unlikely to yield satisfactory results. The return on investment is compromised by both high acquisition costs and a low gross yield of 3.2%, making long-term appreciation uncertain.
Economic and Tenant Instability With both economic stability and tenant stability scores at 60/100, there is a heightened risk of fluctuations in rental income and potential vacancies due to uncertain market conditions and tenant retention issues.
