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 100 m², energy rating D. Located on rua das Beatas, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a rare 23 m² private terrace, ideal for outdoor dining with excellent solar exposure, enhancing the fluid connection between indoor and outdoor spaces.
The valuation. The asking price of €550,000 is significantly above the fair value of €223,007, representing a disparity of €326,993 (59.5%). The property is clearly overpriced, making it an unwise investment choice at this stage.
Fair value modelled at €223,007 from the area baseline, adjusted for condition and location. Asking €550,000 sits €326,993 (59.5%) above — overpriced versus fair value.
Asking €550,000 versus the rua das Beatas area baseline of €502,400 (€5,024/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 86/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Beatas
Area baseline €502,400 + condition +€6,563 + location +€27,245 = modelled fair value of €223,007 (€2,230/m²), a €326,993 (59.5%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Beatas | Subject | €550,000 | €5,500 | — | 75 | 86 |
| rua Diário de Notícias, 54 | Active | €485,000 | €7,239 | 31.6% | 77 | 85 |
| Estrela · ba3d89 | Active | €445,000 | €7,063 | 28.4% | 80 | 83 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 11.3% | 80 | 78 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 26.6% | 78 | 81 |
| Median comp | €465,000 | €7,014 | 27.5% | 79 | 82 |
Long-term rental This property is overpriced with a listing price of €550,000 against a fair value of €223,007, reflecting a significant 59.5% gap that undermines investment viability. Although the neighborhood has an attractive rating of 86/100, the gross yield of 3.3% fails to meet the expectations for a lucrative long-term rental investment. Buy-and-hold Investing in this property for long-term hold is not advisable due to its significant overpricing, which compromises future capital appreciation at €550,000 against a fair value of €223,007. With high-income residents gravitating toward the area, the property could have potential, but the current valuation greatly limits both cash flow and return on investment. Luxury market While the property is located in a desirable urban district of Lisbon, it remains overpriced at €550,000 compared to a fair value of €223,007, indicating that it is not a sound investment for luxury market buyers. Even with nearby amenities and an appealing neighborhood, the pricing detracts from its feasibility in a luxury portfolio, leading to potential losses rather than gains.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could disrupt cash flow and necessitate increased leasing efforts.
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