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 80 m². Located on rua Lúcio de Azevedo, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: Features a cozy living room with a fireplace, enhancing comfort and ambiance for residents, and is strategically located near key amenities like Colombo Shopping Centre and transport links.
The valuation. The asking price of €485,000 is substantially higher than the fair value of €361,406, representing a premium of €123,594 or 25.5%. This indicates the property is overpriced.
Fair value modelled at €361,406 from the area baseline, adjusted for condition and location. Asking €485,000 sits €123,594 (25.5%) above — overpriced versus fair value.
Asking €485,000 versus the rua Lúcio de Azevedo area baseline of €315,040 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 92 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Lúcio de Azevedo
Area baseline €315,040 + condition +€1,000 + location +€45,366 = modelled fair value of €361,406 (€4,518/m²), a €123,594 (25.5%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Lúcio de Azevedo | Subject | €485,000 | €6,063 | — | 74 | 86 |
| travessa da Palmeira, 12 | Active | €895,000 | €8,063 | 33.0% | 78 | 83 |
| praça João de Azevedo Coutinho | Active | €410,000 | €5,256 | 13.3% | 72 | 79 |
| Santa Maria Maior · 9375ed | Active | €695,000 | €6,881 | 13.5% | 74 | 86 |
| Arroios · 6fbc23 | Active | €585,000 | €7,500 | 23.7% | 74 | 82 |
| Median comp | €640,000 | €7,191 | 18.6% | 74 | 83 |
Long-term rental Given the current asking price of €485,000, which is 25.5% higher than the fair value of €361,406, the return on investment through long-term rentals is compromised by its 3.8% gross yield. This property is overpriced, which undermines the potential for stable cash flow and tenant retention in a competitive housing market. Short-term vacation rental While the neighbourhood's rating of 86/100 indicates strong demand for short-term vacation rentals, the property's price of €485,000 suggests limited potential for profitability and return on investment. With a valuation marked at 25.5% above fair value, the prospects for attractive short-term rental yields are diminished, making it a less favorable choice. Luxury market The listing price of €485,000 positions this 2-bed apartment competitively within the luxury market, but its 25.5% disparity from the fair value of €361,406 raises serious concerns about investment justification. As it stands, the property’s price point hinders its desirability among discerning buyers searching for value-driven options in the upscale segment. Not ideal for: Student housing With an asking price of €485,000 and a fair value of €361,406, this property’s investment landscape does not align with the principles of student housing, which typically demands lower purchase prices and fosters high turnover rates. Consequently, it is overpriced and unsuitable for catering to the budget-conscious student demographic.
Tenant turnover risk The tenant stability score of 80/100 suggests there may be a moderate risk of turnover, which could lead to potential income fluctuations and increased vacancy periods.
