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, 3-bathroom apartment of 216 m², built in 1972, energy rating F. Located Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment is situated on the first floor with dual elevator access, enhancing convenience, and includes a valuable parking space—a rare asset in central Lisbon, especially in Alvalade.
The valuation. The asking price of €1,100,000 is substantially above its fair value of €368,871, sitting €731,129 (66.5%) over. This property is clearly overpriced.
Fair value modelled at €368,871 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €731,129 (66.5%) above — overpriced versus fair value.
Asking €1,100,000 versus the Alvalade, Lisbon, Lisbon area baseline of €1,106,568 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 70 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Alvalade, Lisbon, Lisbon
Area baseline €1,106,568 + condition -€8,438 + location +€34,301 = modelled fair value of €368,871 (€1,708/m²), a €731,129 (66.5%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · f3635c | Subject | €1,100,000 | €5,093 | — | 75 | 75 |
| Arroios · 6d5112 | Active | €290,000 | €3,625 | 28.8% | — | 81 |
| Avenidas Novas · 95702a | Active | €1,990,000 | €6,792 | 33.4% | 80 | 79 |
| rua Martens Ferrão | Active | €2,050,000 | €7,118 | 39.8% | 82 | 89 |
| avenida Columbano Bordalo Pinheiro, 108 | Active | €797,000 | €5,948 | 16.8% | 78 | 79 |
| Median comp | €1,393,500 | €6,370 | 25.1% | 80 | 80 |
Long-term rental The property in Alvalade is currently overpriced by 66.5% compared to its fair value, which diminishes the attractiveness for long-term rental yields at just 3.4%. With the apartment's condition rated at 73/100 and the neighborhood at 75/100, potential rental income does not justify its high purchase price. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable given its significant overvaluation; the fair value of €368,871 suggests a considerable risk attached to the price of €1,100,000. With modest potential for price appreciation and only a 3.4% gross yield, the long-term profitability is unlikely to compensate for the initial investment. Family rental The family rental market may find this property appealing due to its spacious layout, but the steep price of €1,100,000 indicates it is overpriced by 66.5% relative to its fair value. This discrepancy, combined with a rental yield of only 3.4%, raises concerns about the sustainability of cash flow from families in this suburban part of Lisbon.
Tenant turnover risk High tenant turnover is a potential concern given the Tenant stability score of 75/100, which could lead to increased vacancy rates and associated costs for the property owner.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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