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 164 m², energy rating B. Located on rua Joaquim Rocha Cabral, Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts never-before-lived-in condition and a private balcony with unobstructed views of surrounding green spaces, enhancing the living experience in a tranquil setting.
The valuation. The asking price of €1,030,000 is significantly above fair value by €721,693 (70.1%), indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a satisfactory return on investment at this price point.
Fair value modelled at €308,307 from the area baseline, adjusted for condition and location. Asking €1,030,000 sits €721,693 (70.1%) above — overpriced versus fair value.
Asking €1,030,000 versus the rua Joaquim Rocha Cabral area baseline of €840,172 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Joaquim Rocha Cabral
Area baseline €840,172 + condition +€18,706 + location +€29,168 = modelled fair value of €308,307 (€1,880/m²), a €721,693 (70.1%) gap versus the €1,030,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Joaquim Rocha Cabral | Subject | €1,030,000 | €6,280 | — | 80 | 78 |
| rua António Alçada Baptista, 12 | Active | €668,000 | €5,613 | 10.6% | 85 | 81 |
| rua Mário Cesariny | Active | €750,000 | €7,212 | 14.8% | 78 | 81 |
| avenida David Mourão-Ferreira, 51 | Active | €735,000 | €4,176 | 33.5% | 80 | 78 |
| praça Duque de Saldanha | Active | €895,000 | €6,885 | 9.6% | 75 | 83 |
| Median comp | €742,500 | €6,249 | 0.5% | 79 | 81 |
Long-term rental The property in Alvalade, Lisbon presents a gross yield of only 2.1%, indicating its current pricing significantly exceeds its fair value of €308,307. Given the gap of 70.1%, this apartment is overpriced and may yield low returns over time due to market constraints in the area. Family rental Although the condition of the apartment is rated 82/100, reflecting decent maintenance, the substantial gap between the listing price and fair value suggests it would not be an attractive option for family tenants. Consequently, the high price of €1,030,000 could deter potential long-term family renters who are focused on affordability. Value-add renovation Investing in value-add renovations may not justify the current price tag of €1,030,000 considering the existing condition rating and the overall fair value of €308,307. With the notable 70.1% gap from fair value, additional capital expenditure might still leave the property overpriced in the current market landscape.
Economic and Tenant Risk The economic and tenant stability scores of 75/100 indicate a moderate risk level; while the scores suggest a reasonable level of stability, any significant economic downturn could adversely impact tenant retention and overall property value.
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