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 apartment of 66 m², built in 1928, energy rating D. Located Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a spacious common area with large windows that provide panoramic views of the river, enhancing the living experience with abundant natural light.
The valuation. The asking price of €440,000 sits significantly above the fair value of €287,557, reflecting an overpricing of €152,443 or 34.6%. This indicates that the property is not aligned with market expectations for value.
Fair value modelled at €287,557 from the area baseline, adjusted for condition and location. Asking €440,000 sits €152,443 (34.6%) above — overpriced versus fair value.
Asking €440,000 versus the Beato, Lisbon, Lisbon area baseline of €259,908 (€3,938/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 73). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Beato, Lisbon, Lisbon
Area baseline €259,908 + condition +€619 + location +€27,030 = modelled fair value of €287,557 (€4,357/m²), a €152,443 (34.6%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Beato · 6d5133 | Subject | €440,000 | €6,667 | — | 74 | 76 |
| rua Engenheiro Vieira da Silva, 3, 4ºE | Active | €850,000 | €8,500 | 27.5% | 72 | 78 |
| praça do Rossio | Active | €490,000 | €4,153 | 37.7% | 76 | 84 |
| Arroios · 6fbc23 | Active | €585,000 | €7,500 | 12.5% | 74 | 82 |
| Penha de França · 1e6034 | Active | €365,000 | €6,887 | 3.3% | 75 | 84 |
| Median comp | €537,500 | €7,194 | 7.9% | 75 | 83 |
Long-term rental The 2-bed apartment in Beato, listed at €440,000, is overpriced compared to its fair value of €287,557, representing a significant gap of 34.6%. With a gross yield of only 2.9%, the returns for long-term rental are not compelling given the excessive listing price. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, as the fair value of €287,557 indicates that the listing price of €440,000 is overpriced. The projected yield of 2.9% further suggests that the potential appreciation wouldn't justify the current expense. Luxury market Entering the luxury market with this Beato apartment may not be prudent, as its listing price of €440,000 exceeds its fair value of €287,557 by 34.6%. The lower yield of 2.9% also raises concerns about the attractiveness of this property in the competitive luxury segment. Not ideal for: Student housing This property is not suitable for student housing, as its current valuation of €440,000 is overpriced compared to the fair value of €287,557. The relatively low yield of 2.9% suggests that it may not meet the affordability and financial expectations of student renters.
Risk of Economic Volatility: With an economic stability score of 80/100, there may be a potential risk of fluctuations that could impact investment returns, especially if tenant stability drops from a score of 70/100, leading to possible vacancy issues. The combination of these scores indicates a moderate risk level due to economic factors.
