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 duplex of 118 m², energy rating D. Located on avenida do Índico, Parque das Nações parish, Lisbon municipality, Lisbon district. Property Highlight: Situated on the 25th floor of Torre São Rafael, this duplex offers exclusive river views, a unique high-floor serenity, and a prestigious architectural design inspired by Portuguese caravels.
The valuation. The property is listed at €1,100,000, which is €279,282 (25.4%) above its fair value of €820,718. This substantial gap indicates that the asking price is overpriced.
Fair value modelled at €820,718 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €279,282 (25.4%) above — overpriced versus fair value.
Asking €1,100,000 versus the avenida do Índico area baseline of €750,008 (€6,356/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 72 · Materials 78 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida do Índico
Area baseline €750,008 + condition -€1,291 + location +€72,001 = modelled fair value of €820,718 (€6,955/m²), a €279,282 (25.4%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Índico | Subject | €1,100,000 | €9,322 | — | 72 | 74 |
| Parque das Nações · 262109 | Active | €750,000 | €5,769 | 38.1% | 72 | 76 |
| rua do Sena, 5 | Active | €450,000 | €4,500 | 51.7% | 72 | 73 |
| Sacavém e Prior Velho · 001b7d | Active | €685,000 | €6,062 | 35.0% | 75 | 73 |
| Sacavém e Prior Velho · 262124 | Active | €380,000 | €4,000 | 57.1% | 80 | 73 |
| Median comp | €567,500 | €5,135 | 44.9% | 74 | 73 |
Long-term rental The property is overpriced at €1,100,000, significantly above its fair value of €820,718, leading to a gap of 25.4%. With a low gross yield of 1.9%, the potential returns do not justify this investment in a suburban setting. Buy-and-hold Acquiring this duplex at the current listing price will likely hinder capital appreciation prospects considering its fair value assessment. The combination of neighborhood quality and the property's condition suggests it may not deliver the expected long-term value. Family rental While the property is suited for family rentals, its overpriced nature at €1,100,000 could limit the market appeal and affordability for tenants. The modest gross yield of 1.9% indicates that it may not be the best choice for sustained family rental income in this area.
Tenant turnover risk A tenant stability score of 70 indicates a moderate risk of turnover, which could affect rental income stability and property cash flow.
