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, 2-bathroom apartment of 92 m², built in 2007, energy rating B. Located on praça Regimento Artilharia Pesada, 1, Sacavém e Prior Velho parish, Loures municipality, Lisbon district. Unique Feature: The apartment offers two balconies, enhancing outdoor living and providing abundant natural light throughout the spacious interior, distinct from typical urban apartment designs.
The valuation. The asking price of €470,000 is significantly above the fair value of €223,786, representing an overvaluation of €246,214 (52.4%). This property is not aligned with market expectations based on its fair value assessment.
Fair value modelled at €223,786 from the area baseline, adjusted for condition and location. Asking €470,000 sits €246,214 (52.4%) above — overpriced versus fair value.
Asking €470,000 versus the praça Regimento Artilharia Pesada, 1 area baseline of €304,796 (€3,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praça Regimento Artilharia Pesada, 1
Area baseline €304,796 + condition +€5,031 + location +€21,323 = modelled fair value of €223,786 (€2,432/m²), a €246,214 (52.4%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Regimento Artilharia Pesada, 1 | Subject | €470,000 | €5,109 | — | 75 | 77 |
| avenida da Peregrinação | Active | €615,000 | €5,748 | 12.5% | 86 | 78 |
| rua Sport Grupo Sacavenense S / N | Active | €495,000 | €5,964 | 16.7% | 80 | 78 |
| Sacavém e Prior Velho · 99f210 | Active | €495,000 | €5,964 | 16.7% | 72 | 73 |
| rua das Galés, 1 | Active | €960,000 | €6,000 | 17.4% | 75 | 80 |
| Median comp | €555,000 | €5,964 | 16.7% | 78 | 78 |
Long-term rental The current listing price of €470,000 represents a significant overvaluation compared to the fair value of €223,786, indicating clear selling pressure in the long-term rental market. With a gross yield of only 2.6%, this property is unlikely to provide attractive returns for investors seeking stable cash flows. Family rental While the location shows favorable attributes for family living, the price tag of €470,000 is considerably high against a fair valuation of €223,786. This mismatch suggests that families may find it challenging to justify renting at current rates given the limited yield of 2.6%. Buy-and-hold Investing in this property as a long-term buy-and-hold strategy poses risks due to its overpricing, reflected in the €470,000 listing versus a fair value of €223,786. With a low gross yield of 2.6%, potential appreciation may not compensate for the excessive initial capital outlay required. Not ideal for short-term vacation rental The property’s asking price of €470,000 significantly overshoots its fair market value of €223,786, raising concerns about yield sustainability in the short-term rental landscape. Such pricing renders it unattractive as a short-term vacation rental, particularly given the challenges in achieving competitive occupancy rates. Not ideal for luxury market Positioned primarily as a residential offering, this property’s high price of €470,000 fails to align with luxury market standards given its fair value of only €223,786. This disconnect not only affects selling potential but also signals diminished appeal to discerning luxury buyers.
Economic Sensitivity Risk The combined economic and tenant stability score of 75/100 indicates a moderate vulnerability to economic downturns that may affect rental income and occupancy rates.
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