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, 5-bathroom duplex of 196 m², built in 2019, energy rating B. Located on rua de São Bernardo, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property features a lush 270 m² garden with a terrace and heated swimming pool, providing a unique urban oasis in the heart of Lisbon.
The valuation. The asking price of €2,650,000 is significantly above fair value, which is estimated at €892,082, resulting in an overpricing of €1,757,918 (66.3%). This property does not represent a prudent financial investment given its current market position.
Fair value modelled at €892,082 from the area baseline, adjusted for condition and location. Asking €2,650,000 sits €1,757,918 (66.3%) above — overpriced versus fair value.
Asking €2,650,000 versus the rua de São Bernardo area baseline of €1,197,364 (€6,109/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 95 · Economic 90 · Tenant Quality 90). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Bernardo
Area baseline €1,197,364 + condition +€21,438 + location +€98,797 = modelled fair value of €892,082 (€4,551/m²), a €1,757,918 (66.3%) gap versus the €2,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bernardo | Subject | €2,650,000 | €13,520 | — | 80 | 82 |
| rua Presidente Arriaga | Active | €2,500,000 | €11,013 | 18.5% | 75 | 79 |
| Avenidas Novas · 4bc464 | Active | €1,499,000 | €7,207 | 46.7% | 80 | 83 |
| Estrela · 99f374 | Active | €1,390,000 | €6,950 | 48.6% | 85 | 80 |
| largo do Rato | Active | €2,450,000 | €8,974 | 33.6% | 80 | 87 |
| Median comp | €1,974,500 | €8,091 | 40.2% | 80 | 82 |
Long-term rental The property, priced at €2,650,000, exceeds its fair value of €892,082 by 66.3%, indicating it is overpriced for a long-term rental investment. With a low gross yield of 1.4%, the returns are unlikely to justify the high purchase price in the current market. Luxury market While the property is situated in a desirable area of Campo de Ourique with a livability score of 82/100, the significant price gap suggests it is overpriced within the luxury market context. Investors should cautiously evaluate whether the luxury appeal offsets the diminished financial proposition of this asset. Family rental Although the duplex is spacious and benefits from a respectable neighbourhood score of 82/100, its asking price of €2,650,000 indicates it is overpriced for a family rental strategy. This price level may deter potential family tenants looking for value in the competitive Lisbon market. Student housing This property does not align well for student housing due to its high price point of €2,650,000, categorizing it as overpriced in the context of this demographic. Students typically seek more affordable housing options, making this investment strategy unsuitable.
[Market Saturation Risk] Despite high economic and tenant stability scores of 90/100, there is a risk that high demand could lead to market saturation, which may ultimately affect rental prices and returns on investment negatively if scores trend downward over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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