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.
3-bedroom, 1-bathroom apartment of 74 m², built in 1947, energy rating D. Located on rua Dom Tomás de Melo Breyner, Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features electric shutters for enhanced security and energy efficiency, and boasts a modern kitchen equipped with high-quality appliances for a superior cooking experience.
The valuation. The asking price of €435,000 exceeds the fair value of €325,785 by €109,215 (25.1%), indicating the property is overpriced. This disparity suggests a need for careful consideration before proceeding with an offer.
Fair value modelled at €325,785 from the area baseline, adjusted for condition and location. Asking €435,000 sits €109,215 (25.1%) above — overpriced versus fair value.
Asking €435,000 versus the rua Dom Tomás de Melo Breyner area baseline of €352,684 (€4,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom Tomás de Melo Breyner
Area baseline €352,684 + condition +€1,734 + location +€32,638 = modelled fair value of €325,785 (€4,402/m²), a €109,215 (25.1%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Tomás de Melo Breyner | Subject | €435,000 | €5,878 | — | 75 | 78 |
| Penha de França · 262122 | Active | €398,000 | €4,795 | 18.4% | 75 | 79 |
| Arroios · 1e6294 | Active | €499,900 | €5,746 | 2.3% | 75 | 81 |
| rua Montepuez, 2 | Active | €380,000 | €4,222 | 28.2% | 80 | 78 |
| avenida da Liberdade | Active | €500,000 | €7,937 | 35.0% | 72 | 82 |
| Median comp | €448,950 | €5,271 | 10.3% | 75 | 80 |
Long-term rental The 3-bed apartment in Beato is overpriced, with a market price of €435,000 surpassing its fair value of €325,785 by 25.1%. With a gross yield of only 3.3%, the investment does not align well with potential long-term rental returns. Family rental This property is not an ideal choice for family rentals given its 25.1% gap from fair value at €435,000 compared to €325,785. While the neighborhood offers safety and amenities, the high price diminishes its appeal for families seeking value. Buy-and-hold Evaluating Beato's 3-bed apartment for a buy-and-hold strategy reveals a concerning overvaluation, as the current listing exceeds fair value by 25.1%. Although the neighborhood shows decent quality ratings, the financial metrics indicate that holding this property may yield limited benefits due to its inflated price.
Tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of tenant turnover, which could impact rental income and increase vacancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Free — sign in to request
