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 124 m², energy rating A. Located on rua Arco do Carvalhão, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a private 29 m² terrace, perfect for outdoor entertaining, along with access to a co-working area for flexible living and working arrangements.
The valuation. The asking price of €812,000 is significantly above the fair value of €581,942, reflecting an overpricing of €230,058 (28.3%). This discrepancy raises concerns about potential investment viability.
Fair value modelled at €581,942 from the area baseline, adjusted for condition and location. Asking €812,000 sits €230,058 (28.3%) above — overpriced versus fair value.
Asking €812,000 versus the rua Arco do Carvalhão area baseline of €757,516 (€6,109/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 90 · Materials 84 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 90 · Amenities 100 · Economic 100 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Arco do Carvalhão
Area baseline €757,516 + condition +€15,500 + location +€78,130 = modelled fair value of €581,942 (€4,693/m²), a €230,058 (28.3%) gap versus the €812,000 asking price.
Long-term rental The property in Campo de Ourique is not ideal for long-term rental investments since it is currently overpriced by 28.3% compared to its fair value of €581,942. Despite the strong local market demand and high tenant quality, the gross yield of 3.5% suggests limited profit potential at this price point. Short-term vacation rental Investing in a short-term vacation rental in this Campo de Ourique apartment is not advisable due to the property being overpriced by €230,058 against the fair value of €581,942. While the neighbourhood's amenities and condition are appealing, the 3.5% yield reflects a compressed return in the current pricing environment. Buy-and-hold A buy-and-hold strategy would be suboptimal for this property as it is overpriced at €812,000, significantly exceeding the fair value of €581,942 by 28.3%. Although the location benefits from strong demand and high quality of life, the current pricing structure does not justify a long-term investment commitment at this level.
Tenant turnover risk With a tenant stability score of 80/100, there is a potential risk of higher tenant turnover, leading to increased vacancy rates and rental income volatility.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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