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 €291,412 (€3,938/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 €291,412 + 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.
