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.
3-bedroom, 2-bathroom apartment of 207 m², built in 2002, energy rating C. Located on avenida das Amoreiras, Campo de Ourique parish, Lisbon municipality, Lisbon district. This apartment features a spacious 45 m² living room with spectacular river views and ample natural light, creating an inviting and luxurious atmosphere for relaxation and entertainment.
The valuation. The asking price of €1,899,000 sits significantly above the fair value of €923,659, representing an overvaluation of €975,341 (51.4%). This indicates that the property is overpriced in the current market.
Fair value modelled at €923,659 from the area baseline, adjusted for condition and location. Asking €1,899,000 sits €975,341 (51.4%) above — overpriced versus fair value.
Asking €1,899,000 versus the avenida das Amoreiras area baseline of €815,166 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida das Amoreiras
Area baseline €815,166 + condition +€10,673 + location +€97,820 = modelled fair value of €923,659 (€4,462/m²), a €975,341 (51.4%) gap versus the €1,899,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida das Amoreiras | Subject | €1,899,000 | €9,174 | — | 75 | 80 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 29.6% | 78 | 78 |
| rua Campos Júnior | Active | €770,000 | €6,638 | 27.6% | 68 | 82 |
| rua Bernardo Lima, 22 | Active | €670,000 | €6,700 | 27.0% | 85 | 94 |
| rua Dom Luís de Noronha, 5 | Active | €850,000 | €8,095 | 11.8% | 70 | 80 |
| Median comp | €810,000 | €6,669 | 27.3% | 74 | 81 |
Long-term rental The property’s gross yield of 2% is significantly lower than expected returns in the Lisbon market, indicating that it may not generate sufficient cash flow for long-term rental investors. With a current listing price that exceeds fair value by 51.4%, this property is overpriced and less likely to attract long-term tenants seeking affordability. Buy-and-hold Given that the property is priced at €1,899,000 while its fair value is estimated at €923,659, the 51.4% gap suggests a potential loss of equity for buy-and-hold investors aiming for appreciation. The current market conditions indicate that holding this asset may lead to long-term losses due to its overpriced nature. Family rental Although the neighborhood scores 80/100 for livability, the apartment's substantial price tag of €1,899,000 places it beyond the reach of many potential family renters, which could limit occupancy rates. This strategy is less attractive given that the property is overpriced compared to fair market valuation, making it an unwise investment choice for targeting families seeking reasonable housing costs.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could impact cash flow and lead to increased vacancy periods.
