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.
4-bedroom, 3-bathroom apartment of 230 m², energy rating C. Located Campo de Ourique parish, Lisbon municipality, Lisbon district. This apartment features a 10m² balcony with panoramic city views and a 25m² storage room, enhancing both leisure and practicality for urban living.
The valuation. The asking price of €2,095,000 is significantly above its fair value of €1,048,657, representing an overprice of €1,046,343 (49.9%). This valuation indicates a poor investment opportunity. Buy-to-flip angle. Given its high-quality materials and appealing location, a resale strategy could be viable, but current prices undermine potential profit from a buy-and-flip approach. Buy-to-let angle. With an estimated gross yield of 2.4%, the monthly rental income of approximately €4,190 is unlikely to cover investment costs, making this property less attractive for long-term holding.
Fair value modelled at €1,048,657 from the area baseline, adjusted for condition and location. Asking €2,095,000 sits €1,046,343 (49.9%) above — overpriced versus fair value.
Asking €2,095,000 versus the Campo de Ourique, Lisbon, Lisbon area baseline of €1,420,020 (€6,174/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 76 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Campo de Ourique, Lisbon, Lisbon
Area baseline €1,420,020 + condition +€23,359 + location +€119,558 = modelled fair value of €1,048,657 (€4,559/m²), a €1,046,343 (49.9%) gap versus the €2,095,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Campo de Ourique · 023b11 | Subject | €2,095,000 | €9,109 | — | 76 | 83 |
| alameda Dom Afonso Henriques | Active | €1,300,000 | €6,667 | 26.8% | 85 | 81 |
| rua António Maria Cardoso S / N | Active | €1,900,000 | €7,819 | 14.2% | 76 | 82 |
| avenida Praia da Vitória | Active | €1,358,000 | €7,073 | 22.3% | 75 | 83 |
| avenida Praia da Vitória | Active | €1,358,000 | €7,073 | 22.3% | 74 | 79 |
| Median comp | €1,358,000 | €7,073 | 22.3% | 76 | 82 |
Long-term rental Given the gross yield of 2.4%, investing in this property for long-term rental may not provide attractive returns compared to other opportunities in the market. Additionally, with a fair value gap of 49.9%, this property is overpriced and does not meet the investment criteria for yielding substantial cash flow. Short-term vacation rental While the location can attract tourists, the current price tag at €2,095,000 means the investment does not align with the competitive short-term rental market, which has differing yield expectations. Ultimately, the gap of 49.9% to fair value solidifies that this property is overpriced for potential vacation rental income. Buy-and-hold The desirability of the Campo de Ourique area is reflected in its high neighborhood scores, but a gross yield of 2.4% combined with a fair value gap of 49.9% suggests this asset is overpriced. Consequently, holding onto this property may result in suboptimal long-term appreciation relative to its current price point. Not ideal for: Student housing Due to the high price relative to fair value, targeting the student housing market with this property appears impractical, as affordability is a key factor for student accommodations. The current position as an overpriced asset further diminishes its viability for that tenant demographic.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of tenant turnover which can lead to increased vacancy rates and associated costs if not managed effectively.
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