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 78 m², built in 2005. Located on avenida Marechal Francisco da Costa Gomes, 48, Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a garage with excellent circulation and storage space, along with quick access to public transportation and local amenities in Beato, Lisbon.
The valuation. The asking price of €450,000 sits significantly above the fair value of €337,321, representing a premium of €112,679 (25.0%). This property is deemed overpriced based on market comparisons.
Fair value modelled at €337,321 from the area baseline, adjusted for condition and location. Asking €450,000 sits €112,679 (25.0%) above — overpriced versus fair value.
Asking €450,000 versus the avenida Marechal Francisco da Costa Gomes, 48 area baseline of €307,164 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 67 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Marechal Francisco da Costa Gomes, 48
Area baseline €307,164 + condition -€6,703 + location +€36,860 = modelled fair value of €337,321 (€4,325/m²), a €112,679 (25.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Marechal Francisco da Costa Gomes, 48 | Subject | €450,000 | €5,769 | — | 70 | 80 |
| Alvalade · 735474 | Active | €375,000 | €5,769 | 0% | 72 | 78 |
| avenida Visconde Valmor | Active | €355,000 | €5,635 | 2.3% | 68 | 85 |
| São Vicente · 90d700 | Active | €495,000 | €6,600 | 14.4% | 68 | 87 |
| Olivais · 4bc2ab | Active | €393,000 | €5,240 | 9.2% | 70 | 82 |
| Median comp | €384,000 | €5,702 | 1.2% | 69 | 84 |
Long-term rental Despite the appealing location and neighborhood amenities, the property is overpriced at €450,000, representing a 25% gap above its fair value of €337,321. With a gross yield of only 3.2%, this investment may not generate sufficient returns to justify the purchase price. Buy-and-hold Holding onto this property in Beato may not yield the desired long-term appreciation given its current high valuation compared to fair market value. The average condition score of 70/100 further supports the argument that this investment does not capitalize on potential rental income growth in the near term. Short-term vacation rental Entering the short-term vacation rental market with this property is challenged by its pricing at €450,000, significantly above the fair value of €337,321. Given the 3.2% gross yield, the income generated may not align with the investment required to make this a profitable venture. Not ideal for: Student housing This property does not present itself as a suitable investment for student housing, given its overpriced status and the lack of robust rental returns. The higher-than-necessary purchase price compromises its appeal in a market that prefers affordable living options for students.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could impact cash flow and increase vacancy rates over time.
