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 76 m², energy rating D. Located on rua Azedo Gneco, 9, Campo de Ourique parish, Lisbon municipality, Lisbon district. The property features a rare private patio, seamlessly extending the living space and providing a tranquil outdoor oasis in the vibrant Campo de Ourique neighborhood.
The valuation. The asking price of €425,000 is significantly above fair value, which is assessed at €344,029, resulting in an overpriced condition of €80,971 (19.1%). This presents a notable concern for potential investors. Buy-to-flip angle. A buy-to-flip strategy in this scenario would focus on refurbishing the apartment and targeting a resale for a profit, ideally leveraging the high-quality finishes to enhance appeal to prospective buyers. Buy-to-let angle. The rental income strategy anticipates a gross yield of 4.1%, with estimated monthly rentals around €1,452, making it attractive for long-term investment in a mixed urban locale.
Fair value modelled at €344,029 from the area baseline, adjusted for condition and location. Asking €425,000 sits €80,971 (19.1%) above — overpriced versus fair value.
Asking €425,000 versus the rua Azedo Gneco, 9 area baseline of €299,288 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 77 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Azedo Gneco, 9
Area baseline €299,288 + condition +€4,038 + location +€40,703 = modelled fair value of €344,029 (€4,527/m²), a €80,971 (19.1%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Azedo Gneco, 9 | Subject | €425,000 | €5,592 | — | 80 | 84 |
| São Domingos de Benfica · 38c729 | Active | €355,000 | €5,547 | 0.8% | 75 | 75 |
| rua do Olival, 39 | Active | €330,000 | €4,648 | 16.9% | 75 | 80 |
| rua Marcos Portugal, 4 | Active | €550,000 | €8,462 | 51.3% | 80 | 82 |
| Santa Maria Maior · 9375ed | Active | €695,000 | €6,881 | 23.1% | 74 | 86 |
| Median comp | €452,500 | €6,214 | 11.1% | 75 | 81 |
Long-term rental This property is currently overpriced by 19.1% compared to its fair value, which diminishes the potential for attractive long-term rental returns. With a gross yield of only 4.1% and a condition rating of 78/100, this investment is unlikely to meet the expectations for consistent rental income. Family rental Given its pricing at €425,000, this property is overpriced by 19.1% when compared to the fair value of €344,029. Although the neighbourhood has a high quality rating of 84/100, the steep price may limit its appeal to families seeking affordable housing options. Buy-and-hold At a listing price of €425,000, the apartment is overpriced by 19.1% against its fair value, which could hinder long-term appreciation potential. The gross yield of 4.1% coupled with its condition rating implies that the return on this investment does not justify the high entry cost in the current market environment.
Tenant turnover risk The tenant stability score of 80/100 indicates a moderate risk of tenant turnover, which could impact rental income and increase vacancy periods.
