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.
4-bedroom, 2-bathroom apartment of 128 m², built in 1954, energy rating C. Located on praça Alvalade, Alvalade parish, Lisbon municipality, Lisbon district. This apartment features two spacious living rooms, perfect for entertaining, combined with balconies that enhance outdoor living and provide panoramic views of the Alvalade neighborhood.
The valuation. The asking price of €825,000 is significantly above the estimated fair value of €228,443, representing a discrepancy of €596,557 (72.3%). This property is considered overpriced based on current market analysis.
Fair value modelled at €228,443 from the area baseline, adjusted for condition and location. Asking €825,000 sits €596,557 (72.3%) above — overpriced versus fair value.
Asking €825,000 versus the praça Alvalade area baseline of €655,744 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 77 · Materials 78 · Room dimensions 73). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praça Alvalade
Area baseline €655,744 + condition +€1,600 + location +€23,579 = modelled fair value of €228,443 (€1,785/m²), a €596,557 (72.3%) gap versus the €825,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Alvalade | Subject | €825,000 | €6,445 | — | 77 | 79 |
| alameda Alameda | Active | €625,000 | €3,906 | 39.4% | 74 | 83 |
| avenida Estados Unidos da América | Active | €950,000 | €4,822 | 25.2% | 75 | 76 |
| Arroios · 65a696 | Active | €738,000 | €4,731 | 26.6% | 73 | 84 |
| rua do Triângulo Vermelho | Active | €570,000 | €5,182 | 19.6% | 76 | 90 |
| Median comp | €681,500 | €4,777 | 25.9% | 75 | 84 |
Long-term rental The current listing price of €825,000 far exceeds the fair value of €228,443, resulting in a stark 72.3% gap. With a gross yield of only 2.4%, this investment does not offer an attractive return for long-term rental purposes. Buy-and-hold Given the property’s significant overvaluation relative to its fair market price, the expected appreciation does not justify the current investment at €825,000. The 2.4% gross yield indicates that holding this asset may not produce satisfactory returns over time. Family rental At €825,000, the property is overpriced compared to its fair value of €228,443, making it a less appealing choice for families looking for quality rental options. The low yield of 2.4% suggests that it may not meet the financial expectations of family renters in the area.
Tenant turnover risk With a tenant stability score of 75/100, there's a considerable risk of tenant turnover that 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
