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 on the 6th floor, energy rating C. Located on avenida Marechal Francisco da Costa Gomes, 42, Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: This 6th-floor apartment boasts a south-facing balcony with a partial view of the Tagus River, enhancing its appeal in a vibrant neighborhood close to public transport. Condition Notes: Some areas could benefit from updates, while the interior combines modern and traditional styles.
The valuation. The asking price of €420,000 sits significantly above the fair value of €344,689, representing an overpricing of €75,311 (17.9%). Buyers should approach this listing with caution due to the marked disparity between price and value.
Fair value modelled at €344,689 from the area baseline, adjusted for condition and location. Asking €420,000 sits €75,311 (17.9%) above — overpriced versus fair value.
Asking €420,000 versus the avenida Marechal Francisco da Costa Gomes, 42 area baseline of €381,280 (€4,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 74 · Materials 69 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Marechal Francisco da Costa Gomes, 42
Area baseline €381,280 + condition -€4,375 + location +€34,024 = modelled fair value of €344,689 (€4,309/m²), a €75,311 (17.9%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Marechal Francisco da Costa Gomes, 42 | Subject | €420,000 | €5,250 | — | 74 | 77 |
| calçada do Monte, 29 | Active | €495,000 | €6,600 | 25.7% | 60 | 85 |
| Olivais · 65a47d | Active | €550,000 | €6,111 | 16.4% | 76 | 75 |
| rua Damasceno Monteiro, 93 | Active | €380,000 | €6,129 | 16.7% | 75 | 93 |
| avenida Marechal Francisco da Costa Gomes, 48 | Active | €450,000 | €5,769 | 9.9% | 70 | 80 |
| Median comp | €472,500 | €6,120 | 16.6% | 73 | 83 |
Long-term rental Given the 3.4% gross yield, the property may not provide the desired returns for long-term rental investors, especially considering it is overpriced by 17.9% versus fair value. While Lisbon's housing market offers low vacancy rates, the high entry price limits its attractiveness for sustainable cash flow. Buy-and-hold This property, despite the strong demand in Lisbon's housing market, is overpriced at €420,000, with a fair value of only €344,689 indicating a significant misalignment. Over time, while property appreciation can be expected in Lisbon, the initial high purchase price poses a risk to the investment's overall profitability. Luxury market Positioning this apartment in the luxury market is challenging given its condition rating of 72/100 and the overpriced sticker price of €420,000 compared to the fair value of €344,689. Buyers in the luxury segment typically seek superior locations and amenities and may not find this property competitive despite Lisbon’s overall strong market appeal.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of higher tenant turnover, potentially leading to increased vacancy rates and associated costs.
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