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 61 m², built in 1960, energy rating D. Located on rua José Luís de Morais, 16, Sacavém e Prior Velho parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment's proximity to essential amenities and public transport enhances its rental appeal, bolstered by its strategic third-floor location that offers added privacy yet convenient access.
The valuation. The asking price of €240,000 is significantly above fair value, which is assessed at €125,172, resulting in an overpricing of €114,828 (47.8%). Therefore, the property is considered overpriced.
Fair value modelled at €125,172 from the area baseline, adjusted for condition and location. Asking €240,000 sits €114,828 (47.8%) above — overpriced versus fair value.
Asking €240,000 versus the rua José Luís de Morais, 16 area baseline of €202,093 (€3,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 52 · Materials 58 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua José Luís de Morais, 16
Area baseline €202,093 + condition -€19,348 + location +€13,614 = modelled fair value of €125,172 (€2,052/m²), a €114,828 (47.8%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Luís de Morais, 16 | Subject | €240,000 | €3,934 | — | 52 | 76 |
| Moscavide e Portela · 65a83e | Active | €370,000 | €4,205 | 6.9% | 65 | 77 |
| Olivais · 6d5557 | Active | €290,000 | €5,000 | 27.1% | 60 | 78 |
| Moscavide e Portela · 001c02 | Active | €360,000 | €5,625 | 43.0% | 65 | 76 |
| Moscavide e Portela · cfde67 | Active | €370,000 | €6,271 | 59.4% | 68 | 78 |
| Median comp | €365,000 | €5,313 | 35.0% | 65 | 78 |
Long-term rental The apartment in Sacavém e Prior Velho is overpriced at €240,000 against a fair value of €125,172, indicating a 47.8% premium that undermines potential long-term rental returns. With a gross yield of only 4.5%, the investment fails to meet the expectations typically associated with long-term rentals in a suburban market. Family rental While the neighbourhood scores a respectable 76/100, suggesting a decent environment for families, the apartment’s valuation at €240,000 is misaligned with its fair value of €125,172 and presents a significant 47.8% gap. Consequently, the investment is less attractive for family rentals, as it does not offer adequate rental yield relative to price. Buy-and-hold Investing in a buy-and-hold strategy for this apartment is not advisable as it is priced at €240,000, which is 47.8% above the fair value of €125,172. The underlying market conditions and yields indicate that such a high entry price will hinder long-term value appreciation and return on investment.
Tenant turnover risk High tenant turnover is plausible due to the tenant stability score of 70/100, which may lead to increased vacancy rates and associated costs.
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