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 79 m², built in 1988, energy rating C. Located on avenida dos Estados Unidos da América, 49, Alvalade parish, Lisbon municipality, Lisbon district. This apartment boasts a spacious independent living room, ideal for entertaining, and benefits from an A+++ Air Conditioning system for optimal comfort throughout the year.
The valuation. The asking price of €579,000 is significantly above the fair value of €152,388, inflated by €426,612 (73.7%). This property is clearly overpriced.
Fair value modelled at €152,388 from the area baseline, adjusted for condition and location. Asking €579,000 sits €426,612 (73.7%) above — overpriced versus fair value.
Asking €579,000 versus the avenida dos Estados Unidos da América, 49 area baseline of €404,717 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 86 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 85 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida dos Estados Unidos da América, 49
Area baseline €404,717 + condition +€9,875 + location +€17,061 = modelled fair value of €152,388 (€1,929/m²), a €426,612 (73.7%) gap versus the €579,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Estados Unidos da América, 49 | Subject | €579,000 | €7,329 | — | 86 | 84 |
| rua Cruzado Osberno, 11 | Active | €435,000 | €4,531 | 38.2% | 78 | 82 |
| largo Calouste Gulbenkian | Active | €354,000 | €5,130 | 30.0% | 80 | 83 |
| avenida de Roma, 97 | Active | €525,000 | €6,176 | 15.7% | 72 | 81 |
| Olivais · 65a47d | Active | €550,000 | €6,111 | 16.6% | 76 | 75 |
| Median comp | €480,000 | €5,621 | 23.3% | 77 | 82 |
Long-term rental The 2-bed apartment in Alvalade, priced at €579,000, is significantly overpriced compared to its fair value of €152,388, indicating a 73.7% gap. With a gross yield of only 2.7%, the investment may struggle to generate satisfactory returns over the long term. Buy-and-hold Investing in this property as a buy-and-hold strategy appears questionable due to its high price relative to fair value; a valuation gap of 73.7% suggests substantial risk. While the neighborhood score is a respectable 84/100, the potential for appreciation may be limited given its current overvaluation. Family rental This apartment's location in a desirable neighborhood makes it attractive for family rentals, but the overpriced listing at €579,000 calls into question its financial viability. The gross yield of just 2.7% is unlikely to meet the investment goals of most families looking for rental properties, further reinforcing the notion that this property is overpriced.
Tenant turnover risk High tenant turnover could occur due to the lower tenant stability score of 75/100, potentially leading to increased vacancy periods and higher costs associated with finding new tenants.
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