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 62 m², built in 1936, energy rating B. Located on rua André Brun, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a private terrace perfect for outdoor relaxation and entertainment, enhancing its appeal in the vibrant Campo de Ourique neighborhood. Additional Amenities: Air conditioning and double-glazed windows ensure year-round comfort.
The valuation. The asking price of €440,000 sits significantly above the fair value of €278,322, indicating an overvaluation of €161,678 or 36.7%. This suggests that the property is overpriced in the current market.
Fair value modelled at €278,322 from the area baseline, adjusted for condition and location. Asking €440,000 sits €161,678 (36.7%) above — overpriced versus fair value.
Asking €440,000 versus the rua André Brun area baseline of €244,156 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua André Brun
Area baseline €244,156 + condition +€1,938 + location +€32,229 = modelled fair value of €278,322 (€4,489/m²), a €161,678 (36.7%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua André Brun | Subject | €440,000 | €7,097 | — | 72 | 83 |
| largo do Calvário | Active | €730,000 | €6,759 | 4.8% | 80 | 82 |
| largo do Calvário | Active | €710,000 | €8,765 | 23.5% | 85 | 80 |
| rua dos Douradores | Active | €880,000 | €9,670 | 36.3% | 75 | 95 |
| largo do Calvário | Active | €729,000 | €6,750 | 4.9% | 85 | 87 |
| Median comp | €729,500 | €7,762 | 9.4% | 83 | 85 |
Long-term rental The property is not a suitable candidate for long-term rental given its pricing, which is 36.7% above its fair value of €278,322. With a gross yield of only 3.4%, the potential returns are insufficient to justify the current listing price of €440,000. Short-term vacation rental While the neighborhood scores an impressive 83/100, the property’s pricing presents a significant challenge for short-term vacation rental strategies, as it is priced 36.7% above fair value. The expected gross yield of 3.4% further complicates this scenario, indicating that higher income potential may not compensate for the high entry cost. Buy-and-hold Investing in this property for a buy-and-hold strategy appears unwise, given its 36.7% price hike over fair value and a gross yield of just 3.4%. This suggests that holding onto the apartment may not yield adequate returns relative to the substantial initial investment of €440,000.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which can increase vacancies and reduce rental income over time.
